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    Bảo Đảm Tính Minh Bạch Của Thị Trường Bất Động Sản Nhằm Thúc

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    NGHIEN cUtU-LY LUAN II BAO DAM TINH MINH BACH CUA THI TRUONG BAT DQNG SAN NHAM THUC DAY PHAT TRIEN KINH TE - XA HOI PHAN TRUNG HIEN* NGUYEN DAC THANG** ‘Tom tit: Minh bach héa thi Party of Vietnam, term XIII, hasset_doanh; hai Ia, cic loai dat duge trudng bit dong sin lun la mot out specific orientations in devel- phép chuyén nhugng, cho thué, trong nhiing muc ti€u trong tim oping transparent realestate mar- cho thué Iai quyén sit dung dat. ma Bing vi Nha nuéc hudng dén. Ket. The article analyzes theoretical Nhu viy, cd thé ndi thj trusng Vita qua, Nghi quyét sé 18-NQ/ and practical issues on ensuring BBS o Vigt Nam la noi dign ra ‘TW ngiy 16 thang 6 nam 2022 di the transparency of the real estate cc giao dich lién quan dén nha, 48 ra nhing dinh hudng cu thé market for promoting socio-eco- cOng trinh xiy dung va quyén st trong viéc phat trign mot thitrudng nomic development in Vietnam in dung dat duge phép dua vao kinh bit dong sinlanh manh, cOngkhai, the spirit of Resolution No. 18-NQ/ doanh. ‘minh bach. Bai viét lam r8 nhiing TW, thereby proposing recommen- Minh bach héa thi trang vin dé ly luin va thyc tin vé bio dations aiming to improve provi-BDS luén duge xem la mét trong dim tinh minh bach cia th trong sions of the law concerned, espe-nhiing muc tiéu hing diu ma bit €ong sin d6ivoi phat trign kinh cially the 2023 Draft Lawon Land. Ding ta dé ra trong cic ij hop Dai té-xah6i6 VigtNam tréntinh thin Keywords: transparency, real _h6i Dang totn quéc lién quan dén cia Nghi quyét s6 18-NQ/TW, qua estate market, Resolution No. 18- vin dé hoan thién thé ché kinh té 46 d8-xust gidi php hoin thign cdc NQUTW, the 2023 Draft Law on thi trudng dinh huéng xi hoi chit uy dinh cia phap Iuat lién quan Land ghia, gin day nhat la Nghj quyét dn vin dé nay, dic biét i Du thio I. Khdi quit vé bio dim tinh s6 18-NQ/TW ngay 16 thing 6 Luat Dét dai nim 2023. minh bach cia thi trténg BDS ‘nam 2022 Hoi nghi lén thi: nam Tit khéa: minh bach, thj truéng Thi truéng bat dong sin (BS) Ban Chap hanh Trung wong Ding bit dong sin, Nghi quyét sé 18- theo cich hiéu phé bign la “noi khéa XIM di hin nhjn: “Thi NQ/TW, Ditthéo Luit Dat dainim dim ra cic giao dich lién quan dén —_trudng bat déng sin, trong dé co 2023 BBS". Tuy nhién, khong phai tét ci thi trudng quyén sul dung dat phit cic BDS theo quy dinh cia php trién chua dn dinh, minh bach, bén (ENSURING THE TRANSPAR- uit (dét dai; nha, cOng trinh xdy ving, tim dn nhieu ri ro..." DE ENCY OF THEREALESTATE dung: tai sin khéc gin lién vi dit gidi quyét van dé nay, Nghi quyét MARKET FOR PROMOTING dai, nha, cing trinh xiy dung: tai s618-NQ/TW cing di nhén SOCIO-ECONOMIC DEVELOP. sin khac theo quy dinh cia php manh vigc: “BS sung, hodn thién MENT) lat!) déu duge xem la d6i tong cdc quy dinh bio dam cong khai, Abstract: Transparency of the cia thi trudng BBS. Theo 6, Bigu minh bach mhut Cong Khai gid dat, real estate market is considered to 5 Ludt Kinh doanh BBS nim 2014 bt bude giao dich qua cdc sin giao be one of the main goals that our chi cong nhan hai déi twong duge dich, thanh todn qua ngan hang, Party and State are pursuing. Re- tham gia vao thi trudmg BDS: mét khong ding tién mat; xit hj nghiém cently, Resolution No. 18-NQ/TW lé, nha, cong trinh xiy dung (co cdc vi pham’, Nhu vay, thé thiy i adopted June 16, 2022 of the Cen- sin hoic hinh thinh trong twong ring dinh hudng cia Ding ta ve | tral Committee of the Communist Iai) dugc phép dua vio kink cong khai gid dat, bat bude giao *PGS.TS Phan Trung Hién, Khos Luit, Tsong Dai hoe Cin Tho. Duy dng 12/3/2023. E-mail pthien@ctueduvn “TS. Nguyen ic Thing, Khoa Lal, Truong Da hoc Cin Tho. E-mail: dacthang@ctuedu.yn * Bo uit Dia 5456 91/2015/QHL3,ngiy 26 thang LI nim 2015, kod 1 isu 107 F * Lust Kin doanh bt dng sin s 63/2006/QHL, ngiy 29 ching 6 nim 2006, Digw 5 Lust Kinh dosnh bt dong sh 56 65!2014/QHL3, ngiy 25 thing 1 nim 2014, Digu 4 » HOANG PHE, TU BIEN TIENG VIET, NXB DA NANG, DA NANG, 633 (2003) I “Elena fonasu, fon Anghel & Mioaiue Marlena Transparency of Real Estate Market: Conceptual and Empirical Evidence, 2154) Audit Financia, 3, 307 (2019) | * Mohammad Rers Faeanegan & Hassan GholipourFereidouni, Docs realestate trampareney mater for foreign real estate investments, 18(4) International Journal of Suategic Property Management, 317,317 (2014) | 40 PHAPLUAT & PHAT TRIEN SO 2+312023, Scanned with CamScanner dich qua cic sin giao djch, thanh II. Val trd cia vige bio dim tinh tn tai “trén gify” nhung ngudi din todn qua ngin hing... suy cho minh bgch cia thj tring BDS vin sin sing giao két hop déng, cing déu hung dén vige bio dim —d6i véi sy phit trién kinh té- xd thim chi chdp nhdn thanh toin suf minh bjch cla thj trading BBS. hi én 70% gid tr cha hop d6ng’, boi Trén thyc té, nd Iye hudng dén VE co bin, vige bio dim tinh Ié ho tin vio phdp lui, tin ring vigc bio dim tinh minh bach cia minh bach cia thj truéng BDS sé Ding vi Nhi nudc sé diing ra bio th trudng BDS cing di dugc Nhi_ mang lai nhigu tic dng tich eye ve minh néu chi du tu khéng thyc ‘nue cy thé ha trong céc vin bin cho si phat trién kinh té - xi hoi, ign ding cam két. Trong khi d6, quy pham phép luit, néi bat nhit trong d6 c6 thé ké dén nhiing tic theo dinh gid cia T6 chic Minh 1 Nghi quyét 86 06/2004/NQ-CP dng néi bat nhu sau: bach Quéc té (Transparency Inter- ngiy 19 thing $ nim 2004 cia Mot ld, bio dim sy minh bach national) thi thi sin vi bit ng sin Chinh phi vé “Mt sJ gidi php cia thi rung BDS gép phin thic la inh vu 6 mite d6 din ra nan phat trién lanh manh thi trudng bdt Ady qua trinh xdy dying vi phit tham nhing thudng xuyén nhit’ dong san’. Trong khi dé, nguyén tic trign bén ving cia nén kinh t& Minh chiing dién hinh l tai phién ‘minh bach ciing di duge ghi nhin thi trudng dinh hung xi hoi chit hop Quéc hoi khda XV din ra vio cu thé trong Luit Kinh doanh BBS —nghia. VE co bin, trinh d> phit —ngiy01/6/2022, dai biéu Phan Thai nim 2006 va Luat Kinh doanh BBS —triéncta thj trudg BBS ndi chung Binh (thudc Doin Dai biéu Qué ‘nim 2014. Nhu viy, ciu hi dit ra_duge xem la thudc do dinh gid hoi tinh Quing Nam) ciing da chi thé nao li bio dim tinh minh bach —trinh d6 phit trign nén kinh t thi ra ring co quan thué 6 mot s6 dia cia thi trudng BBS? tring cia mot quéc gia’. Véi bin phuong da 6 du higu lam quyén Minh bach theo gii thich cia chit Is thj trudng tu ligu sin xudt théng qua vigc “ngim hé so’ theo tir didn tiéng Viét la “ré ring, rink dau vio, thi trudng BDS la nhan dé nhiéu noi ap dung mic gid tinh ‘mack"®. Tuy nhién, trén thc t€ 16 quan trong trong vige digu tiét, thué gia dich BBS cao hon 1,2 dén minh bach 18 m@t khdi nigm c6 uy tri sy cin bing quan hé cung _1,5lén, thim chi gip 2lin mdi chdp thé dugc tip cin da chiéu, vi vay ~ céu cia tit cd céc loai hing héa nha gidi quyét hé so vi cho ring tinh minh bach phii duge xic dinh Iu thong trénthjtruég, bai légié mic gid trong hop déng khéng bio theo tng linh wccu thé*. Theo 46, thanh sin phim Khi dila vio luu dim dugc tinh minh bach, qua 46 trong linh wwe kinh doanh BBS, thong trén thi tung trudc hét sé tao ke hd cho sy tham nhiing trong tinh minh bach lun phai gin lin bao gm céc chi phi lién quan déatruéng hop ngui din muén giai sut cng khai thong tin va sy nhét BBS (chi phi giao dt; thué dit chi quyéthé so nhanh chéng?. quan trong viéc dp dung quy dinh phi dau tu, tg0 lip BDS...). Do 46, Bali, bio dim su minh bach cia ciia phap uit. Tu co s8 nay, néu 6 géc db diéu tit vi m6 nén kin thjtrwéng BBS gép phin tdiuuhéa hin nhén thi tring BBS duéi té, néu gid BDS qué cao hoc qui nguén thu cho ngin sich nhi nude gocd6 la “nai” dién racic giao dich thép (hay bin dng bat thutng) va taotign dé cho vite p dung thué lién quan dén BDS nbu di dé cép this anh hung nghiém trongdén tai sin. Véco bin, BBS git! mot vai thi tinh minh bach cia thi truéng quan hé cung cu vi quan hé canh _trd rét quan trong trong vigc déng BDS truéchét cin phai bio dim 03 tranh cia hing héa lu thing trén gp nguén thu cho ngin sich cia yéu 5 sau: thj trudg, qua dé tac dng trfc nha nitéc. Taye té dé chiing minh a-st-roringrintrmach—tiépdén sf phéttrign bén ving cia ring nguén thu ti BBS n6i chung trong cic'théng tin lién quan dén tng thé nén kinh té. vi dit dai ndirigng Watt lau tro BBS Iuu théng trén thi tring (vi Hai la, bio dim st minh bach thanh nguén Iyc bio dim cho sy tri, dign tich, myc dich sit dung, cia thj truéng BBS gép phén cing phit trin bén ving thinh vuong __ gidy td phip lj, han ché lién quan 6 niém tin cba nan dan va gili cba cic quéc gia. Hin nay, nguén én quyén d6i vi BBS...) uyét van nan tham ning. Vé co thu tit BBS & Viet Nam bao gém: Hai li, 9 16 rang, ranh mach bin, vigc quyét dinh tham gia vio thué gif tr gia ting thué thu nhip trong céc thong tin vé nguén hinh cdc giao dich trén thj trudng BDS tit chuyén nhugng BS; thué si thanh gid thi truéng cia BS. chiu sy anh hudng khdng nhé tit dung dit phi ndng nghiép: tién sit Ba ld, su 16 ring, rinh mgch nigm tin cia nguoi din d6i vi dung dat; tign thué dit, mat nude; trong vige ép dung nhit quin céc Dang va Nha nude. Dan cit nhw cdc loai phi va Ié phi uy dinh cia phap luat lién quan trong quan hé hop ding mua bin Trong dé, phn lon céc loai thué én qué trinh hinh thinh gid thj nha 6 hinh thinh trong tuong lai, tinh trén BBS déu truc tiép hoc trutng cia BBS. theo dé lic nly nba 8 thy t& chi gidn tiép duge xéc dinh dua trén ch Haig Thin, hohe gi hig e ign uh pr Kiet 9 Vr Nam, Nn hoa bg 805, vests ae 2S thing 1 nh 2014 Khao 1 Fiba S7 Scanned with CamScanner NGHIEN CU -LYLUAN II mide gid thj trudng ca BBS. Bén canh 46, vige bio dim sy minh bach ca thj trudng BDS cing sé thu hdi dit nhim myc dich phit ra rhng khodn du tu BDS quéc 1 trién kinh tf - ‘ng cOng - vin dé dang duge 16: tinh min} xd hdi vilgi ich quée bj Anh ttag aa me bdi 0) yeu bach cia thi trudng {g6p phin dit nén méng ving chic cho la chua bio dim dugc sy cin BDS, mbi trudng thé ché vi su cho vie trign khai ép dyng hitu qui thué ti sin trong thd gian sip (Gi, bai Lé BDS chinh la 461 twong chu thu€ chi yéu trong Dy thio Luit Thué tii sin", Bon la, bio dim sy minh bach cca thj trudng BDS gép phin gidi quyét thyc trang khigu nai lién quan dén gid dit tinh béi thudng, bio dim cong bing xi hoi. Hign nay, s6 Ivgng khigu nai lién quan én gid dit tinh boi thudng luén chiém ty 18 rit cao 8 Viet Nam, theo dé ty 1é nay dang gitt 6 mic Khoang 50%" tng s6 lugng cic kkhigu nai hinh chinh, thm chi & mot 6 dia phuong ty er 70%. Nguyén ahi chi yéu li do sid dt tinh b6i thudng tren thy té chua phan anh duige gia thi trading, qua dé din dén nhigu xung dot va bitd6ng kéo dai trong xi hi, minh ching dién hinh la trudng hop thu di dit & Thi Thiém. Do dé, viée bio dim su minh bach cia thi bing loi ich, dang Ify di lgi ich tu phit trign kink t€, Ding hau §, ny dé phyc vy cho lgiich tu khic. trong cic nghién cu thc nghiém ‘Nam 1d, bdo dim sy minh bach thi tinh minh bach déu duge cic cia thj trudng BDS thic dy sv chuyén gia, nhi nghién cu xem phit trign vi rngim cho cic thi trading lign quan. ci, nghién itu tai Trung Quéc di Trong nén kinh té thi trudng BDS cho thy ring cic nha du tu nude Juén nim trong nhém linh wc ¢é —ngodi wu tién du tu vio cic tink khi ning thu bit nguén vin cao 6 Trung Quéc <é thi trudng BBS shit, qua dé gép phin thic dfy minh bach'*. Trong khi dé, nghién thi trudng vén va thj trading chiing ci 6 khu vuc Trung vi Dong Au Kkhodn, nhuing kéo theo dé li rit ciing di cho thfy nhiing dia diém ro vé khiing hoing thi chinh, Dos hu dal ligu thj tring BDS 6, néu thi truéng BDS khdng bio minh bach c6 loi thé canh tranh vi im duge tinh minh bach sé lim 6 nhigu khi ning thu hit cic qu mit di khi nang dy béo, can thigp, du tu hon so véi nding khu vc dligu tit thi truéng cia Nha nude, —khiéc! din dén d8 hinh thinh bong béng III. Thyc trang vé bio dim tinh BS, gly inh hung nghiém trong minh bach cia thj trudmg BDS & dén toan bé nén kinh té. Trén thyc —Vigt Nam hign nay té.nghién ctulign quan dichiring _Trong 20 nim qua, mic &9 minh cdc cue Khiing hoing kinh tétoin bach cia thi trudng BBS 6 Vit du déu cé nguén g6c tit khiing Nam di cé nhiéu chuyén bién 13 hoang thi trating BBS", ret. Cy thé, theo thing ke vé chi s6 ‘Sau 1a, bio dim sy minh bach minh bach BBS toin cfu (Global i quyét rit ro la yéu t6 quyét dinh dfu tw”. Don truéng BDS sé gép phan gidi quyét ila thj truéng BBS gép phan thu Real Estate Transparency Index) duge nguyén nhan cin co lim phat —huit ddu tu nude ngoai. Trén thyc duge cong bé 02 nam/01 lin béi sinh cdc xung d6t trong hoat déng _té, cdc nghién ctu vé BDS da chi TS chite BDS toan cdu Jones Lang sTT MUCDO KET QUA DANHGIA 1 Phi minh bach (Opaque) 2004, 2006 2 Minh bach thap (Low) 2008, 2010, 2012, 2014, 2016 dnmink bach (Semi) 2018, 2020, 2022 Minh bach (Transparent) : Minh bach cao (High) * Mohammad Reta Fareanegan& Hassan GholipourFeeidouni, dd, 6,322 * Nay Dung. Cin ‘ehdn ding” vin nom tu cu, lam quyén tong vide tinh hu BBS, gly Khé cho neu dts, doanh nphtp, Céng an Da Ning, -tew-culam-quyea-trong-vec-tinh-hue bat-dong-san-gay-kho-cho-nguot- (14303 Bang théng ké mite 49 minh bach cha th trudmg BDS & Vigt Nam giai doan 2004 - 2022 (Nguén: Théng ké cita nhém tic gi thj trudng BBS todn céu cia JL) 22), htpe/leada com yncan-chan-dung-van-nan. dan-doank-nghiep-p01261903 hil '* ADAM SMITH, AN INQUIRY INTO THE NATURE AND CAUSES OF THE WEALTH OF NATIONS ~ BOOKS I, Ill [V AND V, [METALIBRU DIGITAL LIBRARY, 635 (2007) ° Dy thio Luft Tf thi sin, Digu2 "8 ng Hung Vo id php hoa chin chin sich it dai trong gai doa hin nay, Kink tf Tai chin Vit Nam #6 04 31,34 (2017) © Chiu Hoing Thin, Cng tha hing tin trong xc inh git inhi BS thigh Nha mutha hi et, Nba devi Phip ut 608, 56, se(20is) 412. PHAPLUAT & PHAT TRIEN $6 24372029, ti céc bio céo danh gid vé chi s6 minh bach Scanned with CamScanner ‘LaSalle (JLL)™ thi th) tung BDS tr. Tuy nhién, dé duge xem li BDS hu toi din di v6i dst dai, Nhi 4 Vigt Nam da tiing bude thoat ra thi nha, cong trinh xay dying bude nude cé todn quyén thue t6 chic tu KhGi giai doan phi minh bach vi phi gin lién véi dit dai. Do dé, vin dc lip dé xic dinh mi gi thi minh bach thip dé tign Ién giai trong chiing mye nbdt dinh, gi thi truéng cia “hang hoa dit dai” phuc loan bin minh bach nhu hign nay —trudng cia BDS ludn chiu s¥ inh vy cho hoat déng “trao quyén™ sit (xem Bing théng kébén dudi). hud tt gi thi truing mang tinh dung dat cia minh, Ni bit hon, théng ké cho théy “mo hs" cha quyén sit dung dat. Vi. Trai lai, trudng hp xc dinh gid thi hang vé mic 4 minh bach cha 18 4, c6 thé khing dinh ring néu dat cu thé dé tinh tién béi thudng thi trudng BBS 6 Viet Nam di ting muén tao ra mét thi trudng BDS ki Nha nude thu hoi dit mang ‘bude duge cdi thign qua cic nim, minh bach & Vigt Nam thi trén hét bin cht hoin toin khac big, bai lé ign hin nh trong giai doan tit cin phii bio dim sy minh bach ic niy Nhi aude vai v thé la bén nim 2018 dén nim 2022, tt hang cia thi trading quyén sit dung dat. thu hei (hay budc phai chuyén dich 61 (2018)" Vigt Nam di vdon én Theo dé, céc nguyén nhin cin co dit theo cich higu ca cic qué gia hang 56 (2020)* va hién dang xép lam suy giim tinh minh bach cia trén thé gidi nhu: Anb, Mj, Uc...) hang 52 toin céu (2022) vé mic thi trudmg quyén sit dung dt, inh Do dé, hoat dng dinh gid dt trong 46 minh bach cita thi truéng BBS. hudng tric tigp dén thj trudng trudng hop nay cin phi bio dm Két qua niy di cho théy nhiing BBS 6 Vigt Nam hign nay li ‘mang tinh chat “md” trén tinh thin trign vong tich cuc va tiém ning Mbt la, su thigu minh bach trong cong khai, minh bach dé thic diy thu hit nguén yc diu tu quéc té co ché xéc dinh gid dat cu thé dé sy phat trién cia thi trudng BDS, ‘cua Vigt Nam trong tugng lai. tinh tin bbi thiéng khi Nha nude bdo dim t6i da sy cin bing loi ich. ‘Bén canh nbiing két qua dat duge thu hdi dt Tren thu té, cdc nghién extu lién thi thi trudng BDS 6 Viet Nam vin Gi dat cu thé (hay gid dit thi quan da chi ra ring quy trinh xic cin mgt sé han ché cin dugc hoin trudng 6 géc 46 phip lf) duge xéc inh gié dit tinh bdi thing hoin thign, Theo dé, nguén hinh thinh dinh dé st dung cho myc dich tai ton khéng cd sy tham gia cia ai thjtruéng cia BDS hién nay 8 chinh gia Nhi nuéc va ngudi si’ nhiing chi thé c6 dt bi thu hai, —. Vigt Nam dugc xic dinh dua trén dung dit theo quy dinh tai Khon quan trong hon cic théng tin lién 03 ca si chinh: (1) Gid cu thé do 4 Diéu 114 Luat Dét dai nim quan dén vige xic dinh mite gi thi hi nude quy dinh; (2) Gid tring 2013 nhu: giao dét, cho thué dat, truéng dé tinh tién b6ithuéng ki du gid quyén sit dung dt; (3) Gia céng nhin quyén si dung dat, b6i_ Nh nude thu h6i dé (nhu thang dat giao dich thc té gida céc bén thug khi Nha nudc thu héi dt... tin vé Chuing thu dinh gid, théng trong hgp déng giao dich BBS". VE trong mot s6 trudng hop nit tin vé da liu thi tevdng, thong tin ‘ban chat, nguyén nhan cin co din dinh. Theo dé, co ché xac dinh gid vé phutong phip dinh gid...) gan énthi truongBDSkhong bio dim dit cu thé hign nay gn nh mang nit hoin toin Khéng duge cing due tinh minh bach suy cho cing tinh chat “khép kin” tit phia co khai qua bit cit thi tuc nao™.

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