HIP HI BT NG SN VIT NAM

HI MI GII BT NG SN VIT NAM

**********

BO CO
TNH HNH GIAO DCH BT NG SN
QU III 2017
(Bo co ch s dng ni b, cc s liu ch mang tnh tham kho,
khng phc v cho vic nghin cu ca cc t chc khc)

Thng 10/2017
 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

NI DUNG CHNH CA BO CO
I. Phng php t chc, nh gi th trng .......................................... 3
II. Tng quan tnh hnh giao dch th trng BS c nc qu III
2017. ............................................................................................................. 4
III. Tng quan tnh hnh giao dch th trng BS H Ni qu III
2017 .............................................................................................................. 7
IV. Tng quan tnh hnh giao dch th trng BS TP. H Ch Minh
qu III 2017 .............................................................................................. 9
V. Tnh hnh giao dch BS ti Nha Trang, Nng qu III 2017 . 11

Hi Mi gii Bt ng sn Vit Nam 2

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

I. PHNG PHP T CHC, NH GI TH TRNG

1. Phm vi nh gi
Tp trung vo cc sn phm ti cc d n BS cho bn ln u ra th trng
trn a bn H Ni v TP. H Ch Minh, c giao dch thng qua cc sn
giao dch BS l thnh vin Hi Mi gii BS Vit Nam.
Cc sn phm BS ngh dng c tp trung iu tra nh gi ti Nha Trang,
Nng. V m rng iu tra, nh gi thm ti cc a phng: Quy Nhn,
Thanh Ha, Qung Ninh (s liu c cung cp bi Ch u t d n v sn
giao dch BS).
Ti Nng v Nha Trang, ngoi thu thp d liu m bn sn phm nh ln
u ti cc d n Bt ng sn, cn m rng iu tra s liu mua i bn li cc
sn phm bn cc d n bt ng sn trc .

2. Phng php nh gi
Tng hp s liu t s lng giao dch BS thc t ca cc sn bt ng sn
ti cc a bn t chc iu tra. Phng php phn tch, tng hp v nh gi
nh sau:
Phn loi sn phm BS cn h da theo cc tiu ch v gi bn:
o Phn khc cao cp: t 35 triu/m2 tr ln
o Phn khc trung cp: t 25 di 35 triu/m2
o Phn khc gi thp: di 25 triu/m2
Sn phm BS ngh dng bao gm: Condotel v Villa (khng phn loi)
Gi tr giao dch c tnh trn tng gi tr sn phm BS c giao dch
Thng k, tng hp tnh hnh giao dch BS
nh gi nhu cu, mc quan tm da vo lt truy cp ca cc i tng
khch hng c phn loi theo cc yu t nhn khu hc ( tui, ngh
nghip) quan tm n tng phn khc sn phm. Qua phn tch, so snh,
d bo xu hng
Phn tch, so snh s liu ngun cung ca cc d n BS ti tng khu vc
(iu tra ring bit). a ra bo co tng hp, nh gi tnh hnh th trng
BS trong k.
Cc giao dch c thng k l cc giao dch c k hp ng mua hoc
t cc mua ti cc sn giao dch BS np bo co. Trong c xc nh s
lng giao dch chnh thc k hp ng v bo co c quan qun l.

Hi Mi gii Bt ng sn Vit Nam 3

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

II. TNG QUAN TNH HNH GIAO DCH TH TRNG BS C NC

QU III 2017.

1. Tng lng sn phm nh c giao dch trn c nc.

Tng lng sn phm nh c giao dch trn c nc t 17.873 giao dch
Trong s giao dch thnh cng ti HN v TP.HCM l 12.449 giao dch, gim
19,5% so vi qu II 2017.
So snh lng giao dch BS ti H Ni v
tp.HCM qu III so vi qu II-2017
18000
15470
16000
14000 12449
12000
10000
8000
6000
4000
2000
0
Qu II Qu III

Cng ti H Ni v TP.HCM, sn phm c giao dch ch yu vn l cn h chung

c. Vi 25,5% cn h cao cp, 45,2% cn h trung cp v 29,3% cn h gi thp.
T trng cc phn khc giao dch ti
H Ni v tp.HCM qu III - 2017

Gi thp Cao cp
29% 26%

Trung cp
45%

2. Lng sn phm BS ngh dng

Qu III ghi nhn 3.114 giao dch BS ngh dng. Trong :
Nha Trang c ti 1.791 giao dch bao gm c Condotel v bit th.
Nng ghi nhn 709 giao dch, gim 47% so vi qu trc do khng c d
n mi ra hng.
Cn li l BS ngh dng ti cc tnh thnh khc nh: Qung Ninh, Thanh
Ha, Quy Nhn t 614 giao dch, tng 49% so vi qu II. (t l ny ch l
tng i do c mt s d n cc tnh ny qu trc cha c cp nht).

Hi Mi gii Bt ng sn Vit Nam 4

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

3. nh gi tng quan tnh hnh giao dch qu III - 2017

Lng giao dch sn phm chung c gim chung trn th trng H Ni v TP.HCM
c l gii:
Do ngun cung cc sn phm nh thuc phn khc gi thp (sn phm c
nhiu khch hng mong i nht) c tung ra th trng hin qu t (qua
thanh tra ca cc c quan qun l nhiu d n b xc nh cha iu kin
bn hng hoc khng m bo cc iu kin sng nh phng chy cha
chy)
Do tm l ngi mua thng e d mua cc ti sn c gi tr ln nh BS vo
thng 7 m lch. Mt phn, y cng l giai on c cc thng h, l thi im
cc gia nh lo cho con ci thi c v ngh ngi nn cha tham gia giao dch.
Thng tin v d tho tng thu GTGT i vi BS v nh thu s hu cn
nh th 2, gy tm l cho ngi mua.

4. nh gi nhu cu th trng BS qu III 2017

Theo thng k t trang batdongsan.com.vn, trong qu III, tng lt khch hng quan
tm v nh chung c trn a bn H Ni v TP.HCM t gn 40 triu lt, tng
13,3%.

Lng quan tm thng tin BS ti HN v tp.HCM

qu II v qu III - 2017
25,000,000

20,000,000

15,000,000
Qu II
10,000,000
Qu III
5,000,000

0
H Ni Tp.HCM

Tng lt quan tm cn h chung c ti H Ni trong qu III l 16,9 triu lt, tng

khong 15% so vi qu II, trong , lt quan tm cn h cao cp chim 19%, lt
quan tm cn h trung cp chim 49% v lt quan tm cn h gi thp l 32%.

Hi Mi gii Bt ng sn Vit Nam 5

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

T trng cc phn khc gi m khch hng ti H Ni

quan tm qu III - 2017

Cao cp
Gi thp 19%
32%

Trung cp
49%

Ti th trng TP.HCM, lt quan tm cn h chung c qu III l trn 21 triu lt,

tng 15,3% so vi qu II, trong , t trng lt quan tm cn h cao cp, trung cp
v gi thp ln lt chim 23%, 43% v 34%.

T trng cc phn khc gi m khch hng tp.HCM quan

tm qu III - 2017

Cao cp
Gi thp 23%
34%

Trung cp
43%

5. D bo tnh hnh giao dch BS c nc qu VI 2017

Trong qu IV 2017, d bo tnh hnh th trng giao dch BS v c bn n
nh v c chiu hng tng trng c v lng giao dch ln gi bn.
Phn khc chung c trung cp c d bo tng trng cao nht do lng
cung vn ang cn tn nhiu trn th trng. Gi cn h chung c bnh
qun tng trng dao ng khong 2 3%.
D bo tnh hnh giao dch BS ngh dng: Qu IV cui nm cng l thi
im u t mua sm nn tnh hnh giao dch BS ngh dng ni chung v
condotel ni ring s c khch hng quan tm nhiu. Nhn chung th
trng condotel s n nh v pht trin. Mt khc, B Xy Dng chnh
thc c vn bn trnh th tng v tho g mt s vng mc v vic cp
quyn s hu cho loi hnh cn h ny, to tm l v nim tin cho cc nh
Hi Mi gii Bt ng sn Vit Nam 6
 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

u t, cng l nguyn nhn to ra s n nh v pht trin ca th trng.

Cc ngun hng mi tung ra th trng ch yu l Nha Trang v Qung
Ninh. Lng giao dch d kin cng tng trng khong 10%, gi giao dch
bnh qun khng c s thay i nhiu.
Ngoi ra, hot ng u t, mua bn BS trong qu IV 2017 c th b nh
hng bi Thng t 36 ca Ngn hng Nh nc Vit Nam v hn ch tn dng bt
ng sn.

III. TNG QUAN TNH HNH GIAO DCH TH TRNG BS H NI

QU III 2017

1. Ngun cung d n trn th trng H Ni

Hin ti, ngun cung mi ra hng trong qu III 2017 t 20 d n BS, c

t trn 5000 sn phm cn h; 75 d n vn dang tip tc bn trn th trng t cc
nm trc n qu III 2017 to ngun cung cn h cho th trng H Ni khong
trn 20.000 cn.
Ngun cung cn h ch yu tp trung mt s qun: Hong Mai, Thanh Xun,
H ng, Nam T Lim, Bc T Lim v Long Bin.
Gi bn bnh qun mi m2 cn h khong 25,7 triu, tng khong hn 2% so
vi qu II/2017. Mc tng ch yu cc d n phn khc trung cp.

2. Tng lng giao dch th trng H Ni qu III

Tng lng nh chung c giao dch ti H Ni t 4.955 giao dch, gim

khong 8,5% so vi qu II. Trong , cn h cao cp chim 5,4%, trung cp chim
36,4% v gi thp chim 58,2% tng lng giao dch cn h trn a bn thnh ph.
T trng cc phn khc nh trong tng lng giao dch
a bn H Ni qu III
Cao cp
6%

Trung cp
Gi thp 36%
58%

Hi Mi gii Bt ng sn Vit Nam 7

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

Trn tng lng giao dch nh ti H Ni nu trn, c 3.850 giao dch

c k hp ng chnh thc (Theo Cc qun l Nh v Th trng BS B Xy
dng); cc giao dch cn li l giao dch k tha thun t cc, xc nhn mua.
Cc sn phm t nn, bit th, nh lin k v shophouse do hin ti c qu t
d n phn khc sn phm ny nn lng giao dch ch chim 2% tng lng giao
dch trn ton thnh ph, t 98 giao dch.

3. Cc d n tiu biu c cho bn nhiu trong qu

Tn d n Ch u t V tr d n
FLC Green Cng ty CP u t Ti chnh v Qun l ti T Lim
Home sn RTS - Tp on FLC
An Bnh City Cng ty XNK tng hp H Ni - Geleximco Nam T Lim
Hateco Xun Cng ty TNHH Hateco. Nam T Lim
Phng
M nh Plaza Cng ty c phn xy lp in PCC1 Cu Giy
Eco Lake View Cng ty CP Ecoland Hong Mai
Xun Mai Cng ty c phn u T v Xy Dng H ng
Riverside Xun Mai

4. D bo tnh hnh giao dch ti H Ni qu IV 2017

Ngun cung d kin trong qu IV 2017 s c khong 20 d n iu kin
bn hng, vi ngun cung khong trn 6.000 sn phm, nng tng ngun cung ca
qu IV ln 19.842 cn. Trong vn ch yu l sn phm phn khc trung cp. Gi
bn bnh qun cn h tng nh khong 2%. Cc d n mi ra hng tp trung ch yu
cc khu vc qun Hong Mai, Thanh Xun, H ng, Nam T Lim, Bc T Lim
v Long Bin.
khu vc trung tm thnh ph, khng c d n t nn no, c th pht trin
mt s d n nh nhng vi s lng khng nhiu, ch yu nm ven nh Hoi
c, Thch Tht, ng Anh.
Lng giao dch qu IV d kin t khong 5.500 giao dch.
Trong , th trng mi ni ti huyn ng Anh, qun Long Bin do c
mt s ngun thng tin v vic chun b xy dng mt s cy cu. Nn xut hin
mt s mi gii khng chuyn hot ng u c, tng gi, trc li nhng khu t
khng nm trong quy hoch pht trin d n. y l nhng hin tng v thng tin
khng lnh mnh, nh hng tiu cc ti th trng. Khuyn co cc nh u t v

Hi Mi gii Bt ng sn Vit Nam 8

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

ngi tiu dng ht sc tnh to, trnh b li dng, xy ra hu qu v gy tnh

trng hn lon th trng.
Thc t, c mt s d n ti cc khu vc ny s ra hng trong qu nh d n
Eurowindow River Park, vi ngun cung khong 2.000 cn h c gi bn n nh t
17 20 triu/m2, v mt s d n phng Vit Hng, Si ng, Long Bin.
Hin ti trn th trng trong qu IV, d n Khu th Thanh H ca Tp on
Mng Thanh, huyn Thanh Oai c cho bn. Tuy nhin, ngi mua nn cn
trng v cc sn phm d n ny vn cn nhiu vn v php l.

IV. TNG QUAN TNH HNH GIAO DCH TH TRNG BS TP. H CH

MINH QU III 2017

1. Ngun cung d n trn th trng

Cc ch s v ngun cung ghi nhn: C 12 d n mi m bn ln u trong qu

III, vi tng s cn h cho bn t 4.526 cn, gim ti 62% so vi qu II.
Nh vy, ngun cung ton thnh ph trong nm 2017 vi qu I ra hng 11.460
cn, qu II ra hng 11.852 cn, nng tng ngun cung cn h mi trong nm 2017 ln
27.838 cn. Trong :

Ngun cung tp trung ch yu l cn h trung cp. y cng l phn khc c

t trng giao dch tt nht trong qu III t 50% lng giao dch thnh cng
ca qu.
phn khc gi bnh dn, ngun cung tip tc khan him, do gi t v chi ph
xy dng tng cao. Cc cn h m bn ca phn khc ny tp trung ti qun
12, qun 8 v qun Bnh Tn.
Cn h phn khc cao cp thuc cc d n nm trong trung tm thnh ph
c giao dch kh tt trong qu III. Trong , ng ch l xut hin
nhng cn h siu cao cp c gi ln ti trn 70 100 triu/m2 vi s lng ln
ti gn 400 cn tp trung khu vc qun 1 v qun 3.

2. Tng lng giao dch

Tng lng giao dch th trng cn h chung c ti TP. HCM trong qu
III/2017 t 7.494 giao dch, gim 24% so vi qu II.
Trong , tp trung ch yu l phn khc nh trung cp, chim ti 51% tng
lng giao dch c qu ti TP. HCM, giao dch nh cao cp chim 39% v giao

Hi Mi gii Bt ng sn Vit Nam 9

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

dch nh gi thp ch chim 10%. Nguyn nhn c bn do hin ti TP.HCM c qu

t d n thuc phn khc gi thp
T trng cc phn khc nh trong tng lng giao
dch a bn tp.HCM qu III - 2017
Gi thp
10%

Cao cp
39%
Trung cp
51%

Trn tng lng giao dch nh ti TP.HCM, c 4.050 giao dch c k

hp ng chnh thc (Theo Cc qun l Nh v Th trng BS B Xy dng);
cc giao dch cn li l giao dch k tha thun t cc, xc nhn mua.

3. Cc d n tiu biu c cho bn trong qu

Tn d n Ch u t V tr d n
Melosa Garden Cng ty C phn u t v Kinh doanh nh Qun 9
Khang in
Richmond City Tp on Hng Thnh Bnh Thnh
Lavita Charm Tp on Hng Thnh Th c
Grand Central Cng ty CP TM&T Hng H Qun 3
D1 Mension Tp on Capital Qun 1
H Riverside Cng ty CP Tp on H Qun 12
Topaz Elite Vn Thi Land Qun 8
River Panorama Cng ty CP T&PT BS An Gia Qun 7
Lavida Plus Cng ty CP T Quc Cng Gia Lai Qun 7
Lancaster Lincoln Tp on Trung Thy Qun 4
Park Riverside MIK Group Qun 9
Premium

4. D bo tnh hnh giao dch ti TP.HCM qu IV 2017

Th trng giao dch BS TP.HCM d bo si ng mnh hn qu III 2017,
v c th tng ng vi qu IV cng k nm 2016 do thi im quyt ton cui
nm v c nhiu dng tin kiu hi t nc ngoi chy v.

Hi Mi gii Bt ng sn Vit Nam 10

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

Cc d n phn khc cao cp c cc tp on BS ln c tn tui ra

hng nhiu trong khu vc trung tm thnh ph vi cc v tr l t vng.
Mt s d n cao cp Th thim, Qun 2 cng s c ra hng v c
s quan tm nhiu ca th trng do c cng b u t Cu Th Thim
ni lin Qun 2 vi trung tm thnh ph. phn khc ny, c bit
khu vc trung tm cng xut hin mt s d n vi nhng cn h c
nh gi siu cao cp c gi bn trn 70 triu/m2, do s c nhiu
ngun cung hn; chc chn cng to ra sc cnh tranh ln hn trn th
trng.
Cc d n trung cp tp trung khu ng (qun 2, qun 9), khu Nam
(huyn Nh B, qun 7, Ph M Hng) cng s c lng hng c
cung cp ra kh di do. Gi bn phn khc ny c xu hng tng d
kin 5%.
Cc d n c gi thp di 25 triu/m2 trong qu IV cng s ra hng ti
qun 12, Bnh Chnh.

Tng lng cung mi t cc d n ni trn d kin s c khong trn 10.000

sn phm ra hng trong qu IV.

t nn: ti cc khu vc trung tm cng khan him, ch yu l cc qun huyn

ngoi thnh, nh cc d n qun 9, Nh B,vi s lng khng nhiu.

V. TNH HNH GIAO DCH BS TI NHA TRANG, NNG QU III

2017

1. Nha Trang

Qu III ghi nhn cc giao dch BS mnh m ti Nha Trang khi c 1791 giao
dch, trong c:
985 cn condotel (chim khong 80% s lng cn h) giao dch thnh
cng, vi mc gi trung bnh khong 50 70 triu/m2 st bin.
V 228 cn h vi mc gi khong 15 19 triu/m2, tng ti a
10% so vi qu trc v c mc thanh khon tt.
Cc d n t nn v chung c bt u c nh gi l giao dch nhiu
trong vi nm tr li y. Phn khc t nn t ti 1.000 giao dch, tp
trung ch yu khu vc pha Ty thnh ph (cui ng L Hng

Hi Mi gii Bt ng sn Vit Nam 11

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

Phong), ni ang c pht trin hng lot khu th mi. Vi gi t

nn khong 15 20 triu/m2, tng trn 30% so vi trc y.

D bo tnh hnh giao dch BS Nha Trang qu IV 2017

Lng hng t cc d n mi s xut hin nhiu hn, lng giao dch nh
cng tng so vi qu III khong 3 5%. Gi bn bnh qun cng c bin ng tng
khong 3 5%. Mt s d n khu vc sn bay Nha trang c, khu Ty thnh ph
tip tc c thm nhiu sn phm mi.
Vic gia tng cn h c bit l cao cp trong thi gian ti s lm cho vic tiu
th sn phm tr nn cnh tranh i hi Ch u T phi c chin lc kinh doanh
nghim tc v la cn i tc phn phi chuyn nghip a phng xy dng chin
lc ra hng sn phm khc bit, nh km chnh sch thanh ton linh hot c h tr
vay ngn hng mi thu ht c nh u t theo mua n cui cng d n ang m
bn. Ring i vi BS t nn hin cn khan him v s lng d n iu kin
chun cha nhiu, d kin khi khu d n trng im ng Phong Chu i vo hot
ng vo Thng 11/2017 v d n kt ni h tng Cao B Qut d kin 30/11 i vo
hot ng theo cam kt kh nng s cung cp ra th trng nhiu sn phm BS t
nn hp l nh: Gi 1, 6, 8 KT M Gia d kin (80 ha 2500 nn), KT Phc
Khnh 1, 2 (60 ha d kin 1200 nn ), KT t Lnh Vnh Thi (50 ha 1500 nn),
KT Hn 1 Vnh Thi 25 ha 700 nn
iu ny minh chng cho sn phm t nn gi tr va v nh c php l v h
tng chun c mc gi t 6 12 triu/100m2 s l giao dch ch o chim lnh th
trng trong nhng thng cn li ca nm 2017 thm ch vn l xu hng u t a
thch trong nm 2018.

2. Nng

Th trng BS ti Nng trong qu III 2017 cng ghi nhn nhiu thay
i:
Tng lng giao dch Condotel qu III ti Nng l 697 giao dch,
ch yu t cc d n CocoBay, Coco Center House vi gi giao ng
t 29 48 triu/m2, khng c du hiu tng gi.
Cc cn h chung c mi xut hin trong vi nm tr li y do s
pht trin ca thnh ph, c s tng nhanh v dn nhp c. Mc gi
trung bnh ca loi hnh cn h chung c giao ng t 20 50 triu/m2,
tng khong 10% so vi trc y. Cc d n ch yu c cung cp t
cc ch u t: Mng Thanh, Azura, MBland, Hong Anh Gia Lai u

Hi Mi gii Bt ng sn Vit Nam 12

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

bn ht, hin th trng ch c mua i, bn li v cng rt si ng.

Trong qu III, khng c d n mi no ra hng. Giao dch loi sn
phm ny t khong 300 sn phm.
Th trng t nn Nng khng c d n mi ra hng, ch yu l cc
hot ng mua i bn li (vi khong 4000 giao dch mua bn c chung
c v t nn). Mt s d n cha iu kin bn nn vn cn
lng hng tng i ln.
+ Gi t nn khu th mi, cch trung tm 6 7km c du hiu tng
khong 2 3% so vi qu trc, giao ng trong khong 8 10
triu/m2.
+ Gi t nn trung tm tng 20% so vi qu II/2017, mc gi mt
ph ln ri vo khong 200 300 triu/m2, mc gi cc ph lp trong
cng ln ti 100 triu/m2.

D bo tnh hnh giao dch BS Nng qu IV 2017

Th trng BS Nng qu IV 2017 d bo n nh v lng giao dch,
v cng ch yu vn l mua i bn li cc d n cho bn trc , d n mi
trong qu IV cng cha c nhiu.
Nhn chung th trng Nng n nh (tm l ngi tiu dng khng b nh
hng bi vic k lut cc lnh o ca thnh ph), lng giao dch tip tc tng, gi
bn bnh qun tng trng khong 5% so vi qu III.

Hi Mi gii Bt ng sn Vit Nam 13

 Bo co Tnh hnh giao dch Bt ng sn Qu III - 2017

LI CM N
Hi Mi gii Bt ng sn Vit Nam xin gi li cm n trn thnh ti cc
n v ng gp s liu cho Bo co Tnh hnh giao dch Bt ng sn Qu III
2017:
- Cc chi nhnh Hi Mi gii Bt ng sn Vit Nam ti thnh ph H Ch
Minh, Khnh Ha, Nng.
- Cc Sn giao dch BS thnh vin:

Hi Mi gii Bt ng sn Vit Nam 14