7 vướng mắc của bất động sản khu công nghiệp
Đến cuối năm 2023, cả nước có 414 khu công nghiệp (KCN) gồm 369 KCN nằm ngoài và 45 KCN nằm trong khu kinh tế, với tổng diện tích gần 130 ngàn ha, tăng 7 KCN so với cùng kỳ. Trong đó, có 295 KCN đã đi vào hoạt động với tổng diện tích 92.2 ngàn ha.
Theo Bộ Kế hoạch và Đầu tư và Bộ Xây dựng, tỷ lệ lấp đầy các KCN đã đi vào hoạt động là 73% và ở các khu vực trọng điểm phía Bắc, phía Nam vẫn duy trì ở mức cao trên 82%. Các KCN được phân bổ chủ yếu ở Đông Nam Bộ (chiếm 35.4% diện tích KCN cả nước) và Đồng bằng sông Hồng (chiếm 26.1%).
6 nguồn vốn cho doanh nghiệp bất động sản và KCN
Tại sự kiện ra mắt Liên chi hội bất động sản công nghiệp Việt Nam, chuyên gia kinh tế TS. Cấn Văn Lực cho biết, các doanh nghiệp cần thay đổi tư duy về nguồn vốn, nếu chỉ tập trung vào vốn ngân hàng thì chưa đủ, vẫn còn nhiều loại vốn khác linh động hơn để huy động.
Liên chi hội Bất động sản Công nghiệp Việt Nam tổ chức Đại hội lần thứ nhất tại TPHCM. Ảnh: Thanh Tú |
Điển hình như nguồn vốn từ ngân sách nhà nước (vốn mồi, ưu đãi, miễn/giảm thuế, chương trình phục hồi, nhà ở xã hội, …); thứ hai là vốn từ đầu tư nước ngoài (FDI), thứ ba là vốn từ thị trường chứng khoán (phát hành thêm cổ phiếu, trái phiếu, quỹ đầu tư,..); thứ 4 là từ khách hàng (như tiền ứng trước, cọc, tiền thuê trước), về nguồn này, ông Lực nhấn mạnh về Luật kinh doanh bất động sản nêu rõ, đặt cọc không quá 5%, trả tiền lần đầu tiên không quá 30% và trả tiền trọn gói không quá 95%. Thứ 5 là nguồn vốn từ ngân hàng; và cuối cùng là vốn tự có của doanh nghiệp.
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6 nguồn vốn cho doanh nghiệp BĐS và KCN Nguồn: TS. Cấn Văn Lực |
Về tín dụng, đến hết 2023, tín dụng bất động sản đạt 2.75 triệu tỷ đồng, chiếm 21.4% tổng dư nợ của nền kinh tế, ước tăng khoảng gần 7% so với cùng kỳ. Trong đó, cho vay nhà ở ước đạt 64%, còn lại là tín dụng kinh doanh bất đống sản chiếm khoảng 36%.
Trong năm qua, số doanh nghiệp bất động sản thành lập mới là 4,725 doanh nghiệp, giảm 45%. Phát hành trái phiếu toàn thị trường 311 ngàn tỷ đồng, trong đó, doanh nghiệp bất động sản phát hành 77 ngàn tỷ đồng, chiếm 24.8%.
Theo Bộ Xây dựng, đến hết tháng 11/2023, dư nợ tín dụng cho các KCN là 67.6 ngàn tỷ đồng, chiếm 6.6% tổng dư nợ kinh doanh BĐS và tăng 68.3% so với cuối năm 2022.
Ông lực cho biết, năm 2021 là đỉnh điểm của phát hành trái phiếu, qua năm 2022 có nhiều vi phạm xảy ra với thị trường này, vì vậy đã có sự sụt giảm. Năm 2023, thời điểm khó khăn nhất của các doanh nghiệp bất động sản đã qua (tháng 6 – 07/2023) thị trường trái phiếu cũng đã ấm dần và có sự phục hồi.
Tổng giá trị trái phiếu phát hành chậm trả năm 2023 vào khoảng 192.6 ngàn tỷ đồng, chiếm gần 19% dư nợ trái phiếu phát hành toàn thị trường, trong đó nhóm bất động sản chiếm khoảng 70% giá trị.
Năm 2024, giá trị phát hành trái phiếu đáo hạn vào khoảng 277,065 tỷ đồng. Điểm rơi trái phiếu bất động sản đáo hạn sẽ vào cuối quý 1, khoảng 23.3 ngàn tỷ đồng.
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Trái phiếu doanh nghiệp BĐS phát hành và đáo hạn |
7 vướng mắc cho bất động sản KCN
Nói về các vướng mắc của bất động sản KCN, TS. Cấn Văn Lực nêu quan điểm, có 7 vướng mắc chính về KCN. Thứ nhất là những bất cập về thể chế, chính sách KCN. Một số vấn đề của Nghị định 35/2022/NĐ-CP chỉ mới dừng ở mức Nghị định, chưa đảm bảo nguyên tắc tự chủ kinh doanh của doanh nghiệp; khó khăn trong kết nối hạ tầng kỹ thuật giữa các giai đoạn phân kỳ.
Về KCN sinh thái, chưa hướng dẫn cụ thể về tiêu chí, quy trình, thủ tục, ngành nghề trong KCN sinh thái; quyền lợi và trách nhiệm về việc chuyển đổi sang KCN sinh thái. Quy định pháp lý về việc sử dụng nước tái chế, sử dụng năng lượng mặt trời, năng lượng tái tạo, … chưa rõ ràng, gây khó khăn trong thực hiện dự án; quy hoạch vùng chưa đề cập. Việc xây dựng nhà ở công nhân còn hạn chế cả về số lượng và chất lượng …
Thứ hai, chất lượng quy hoạch phát triển KCN còn thấp, chưa được quan tâm đúng mức. Cụ thể, thiếu tầm nhìn tổng thể dài hạn, điển hình như đang được quy hoạch khá dàn trải theo địa giới hành chính, chưa bám sát thực tiễn, thế mạnh của từng địa phương. Thời gian phê duyệt quy hoạch kéo dài, phức tạp; việc phát triển KCN theo định hướng bền vững, sinh thái, hài hòa giữa công nghiệp, đô thị và dịch vụ chưa được chú trọng đúng mức.
Thứ ba, hệ thống chính sách ưu đãi đầu tư còn nhiều hạn chế, chưa hiệu quả trong việc định hướng dòng vốn đầu tư, chỉ mới chú trọng đến các yếu tố đầu vào như vốn, lao động sử dụng mà chưa chú trọng đến các yếu tố công nghệ, đổi mới sáng tạo, hệ sinh thái… Một số chính sách ưu đãi đầu tư vẫn còn chung chung, chưa phân biệt theo khu vực, lĩnh vực …; chính sách ưu đãi chưa đồng bộ, chồng chéo, thiếu tính ổn định và khó dự đoán; theo dự thảo cơ chế khuyến khích phát triển điện mặt trời áp mái, việc lắp đặt điện mặt trời áp mái tại các KCN sẽ không được hưởng ưu đãi.
Thứ 4, công tác giải phóng mặt bằng còn khó khăn, đa số là chậm tiến độ. Do quỹ đất ngày càng hạn chế; người dân chưa nhất trí với đơn giá bồi thường; phương án bồi thường chưa thực sự hợp lý, thỏa đáng, minh bạch; sự vào cuộc của chính quyền địa phương chưa quyết liệt, chưa trúng vấn đề; hoặc một số người dân chây ỳ, trong khi cần sự thỏa thuận, thống nhất của 100% hộ dân.
Thứ 5, chi phí đầu tư, xây dựng biến động và vẫn đứng ở mức cao. Chi phí đáp ứng các yêu cầu ngày càng cao về môi trường (xử lý nước thải, chất thải…), an toàn phòng cháy chữa cháy, hạ tầng xã hội đi kèm (nhà ở công nhân, cung ứng điện, đường, trường, trạm…). Ngoài ra, việc tăng giá thuế trong KCN còn thiếu nhiều cơ sở, thiếu tính thuyết phục.
Thứ 6, nguồn vốn phát triển KCN còn hạn chế và phụ thuộc nhiều vào các nguồn vốn bên ngoài. Nguồn vốn ngân sách nhà nước hỗ trợ phát triển hạ tầng KCN còn thấp so với nhu cầu; thời gian đầu tư và hoàn vốn kéo dài nhiều năm nên phụ thuộc nhiều vào nguồn vốn tín dụng và trái phiếu doanh nghiệp, do đó nhu cầu vay vốn trung và dài hạn rất lớn để giải phóng mặt bằng, thuê đất, xây dựng…. Việc định giá đất gặp nhiều khó khăn và sự trầm lắng của thị trường trái phiếu trong thời gian vừa qua.
Cuối cùng là một số khó khăn, thách thức khác như môi trường kinh tế trong nước và quốc tế còn nhiều khó khăn, bất định; khâu quy hoạch, cơ sở hạ tầng mặc dù được quan tâm đầu tư nhưng vẫn còn nhiều bất cập, thiếu đồng bộ, thiếu kết nối liên vùng; cạnh tranh thu hút FDI với các nước trong khu vực; tác động tiêu cực của rủi ro địa chính trị, cạnh tranh chiến lược giữa các nước lớn; thiên tai, dịch bệnh …
Ông Lực cũng đưa ra 7 giải pháp và kiến nghị. Đầu tiên là hoàn thiện thể chế, ban hành các nghị định thông tư hướng dẫn kịp thời, chất lượng; có phương án, hướng dẫn cụ thể đối với các chính sách, quỹ hỗ trợ thu hút FDI khi áp dụng thuế tối thiểu toàn cầu.
Thứ hai, đẩy nhanh rà soát và có giải pháp tháo gỡ vướng mắc kịp thời cho các dự án bất động sản KCN.
Thứ ba, tiếp tục quyết liệt thực hiện các quy hoạch phát triển các quy hoạch phát triển kinh tế xã hội đã được phê duyệt; đẩy mạnh giải ngân đầu tư công để góp phần nâng cấp hạ tầng, hệ thống giao thông.
Thứ 4, sớm cụ thể hóa tiêu chí KCN sinh thái với những chính sách ưu đãi cụ thể (về tiếp cận đất đai, quy hoạch, vốn và trách nhiệm các bên…).
Thứ 5, sớm giải quyết các vấn đề tồn tại trên thị trường tài chính, đa dạng hóa các định chế tài chính bất động sản .
Thứ 6, đối với định chế tài chính, cần triển khai thực hiện quyết liệt các định hướng, thông tư, hướng dẫn của ngân hàng Nhà nước, Bộ Tài chính để hỗ trợ nguồn vốn và chính sách thuế, phí đối với các KCN.
Cuối cùng, đối với chủ đầu tư KCN cần kiến nghị chính sách đúng, trúng và có giải pháp đi kèm; quyết liệt cơ cấu lại hoạt động, sản phẩm. Đa dạng hóa nguồn vốn, hướng tới minh bạch, chuyên nghiệp hơn; quan tâm quản lý rủi ro, đáp ứng tốt hơn các yêu cầu về môi trường, an toàn, hệ sinh thái KCN; xây dựng, nâng cấp và cải tiến hệ thống xử lý nước thải tập trung, thu gom chất thải rắn, hệ thống xử lý, đất rác …
* TS Cấn Văn Lực nêu 5 điểm của Luật Đất đai (sửa đổi) cần lưu tâm với bất động sản khu công nghiệp
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