Nên định giá đất theo phương pháp nào?
Định giá đất có vai trò quan trọng là cơ sở phục vụ cho việc mua bán, trao đổi và chuyển nhượng đất, góp phần ổn định thị trường đất. Đồng thời là cơ sở để tính thuế, cho thuê, thế chấp, cầm cố và đền bù đất khi Nhà nước thu hồi.
Việc xác định giá đất là cơ sở để bồi thường thiệt hại về đất đai khi Nhà nước thu hồi đất. Đây là vấn đề vô cùng quan trọng và cần phải thực hiện chỉn chu, toàn diện.
Sau nhiều năm, hệ thống luật liên quan đất đai đã có những thay đổi rõ nét trong việc xác định giá đất.
Nguyên tắc và phương pháp định giá đất theo các thời kỳ Nguồn: Người viết tổng hợp |
Luật Đất đai (sửa đổi) được thông qua vào ngày 18/01 vừa qua. Trong đó, vẫn duy trì 4 phương pháp định giá đất gồm so sánh (so sánh 3 thửa đất tương đồng với nhau đã chuyển nhượng trên thị trường), thu nhập (được áp dụng mục đích sử dụng hiện tại với khu đất), thặng dư (áp dụng mục đích sử dụng tương lai với khu đất) và hệ số điều chỉnh giá đất.
* TS Cấn Văn Lực nêu 5 điểm của Luật Đất đai (sửa đổi) cần lưu tâm với bất động sản khu công nghiệp
Vậy phương pháp nào sẽ được nhiều người lựa chọn?
Theo chuyên gia kinh tế – tiến sĩ Đinh Thế Hiển, đa số chúng ta nên dùng phương pháp so sánh để định giá bất động sản. Trước đây, công thức của phương pháp so sánh còn gặp nhiều khó khăn khi áp dụng thực tế ở các địa phương, đặc biệt là TP.HCM vấp nhiều ý kiến trái chiều, dẫn đến việc vẫn tồn tại giá đất thị trường với giá đất do Nhà nước công bố.
Tuy nhiên, việc mua bán đất đai ngày càng được Nhà nước quan tâm, chấn chỉnh và thông tin sát với thị trường hơn; từ đó làm cơ sở để người làm công tác định giá so sánh phù hợp với thực tế. Đặc biệt là khi tất cả giao dịch bất động sản đều phải thanh toán qua ngân hàng thì thống kê dựa trên việc thanh toán này rất thuận lợi.
Như vậy, phương pháp so sánh là phương pháp hợp lý nhất cho tới thời điểm hiện tại.
“Tất cả mua bán phải theo giá thực và nếu cố tình khai báo thấp hơn giá trị thực thì sẽ bị xử lý hình sự kể cả người mua và người bán. Đã có một vài trường hợp bị Nhà nước xử lý” – ông Hiển nói.
Về phương pháp thặng dư hay phương pháp thu thập, theo ông Hiển, cả 2 đều là phương pháp chuẩn mực của thế giới trong định giá các dự án. Vẫn có nhiều khu đất khó so sánh với xung quanh nên cần định giá bằng phương pháp thặng dư hoặc thu thập.
Tuy nhiên, với phương pháp thặng dư thì sản phẩm của nó từ lúc tính ra kết quả cuối cùng, chính là các sản phẩm bán trên thị trường, vẫn dùng phương pháp so sánh để tính. “Chẳng hạn khi làm dự án, chúng ta dự tính xây căn hộ chung cư, nhà phố tương lai thì những sản phẩm đó đều có thể áp phương pháp so sánh để biết được mức giá hợp lý, từ đó mới tính ra hiệu quả của dự án để tính giá trị thặng dư” – ông Hiển nêu ví dụ.
Chung quy, ông Hiển cho rằng, phương pháp so sánh nên là phương pháp nền tảng. Dù vậy, để phương pháp so sánh đi vào thực tế thì phải có sự đồng bộ, quy định mua bán nhà đất buộc phải thanh toán qua ngân hàng và các nhà buôn đất cần khai báo minh bạch.
Luật Đất đai (sửa đổi) tác động ra sao tới thị trường?
Luật Đất đai (sửa đổi) và Luật Kinh doanh bất động sản sẽ điều chỉnh thị trường theo xu hướng phát triển bền vững và phù hợp với kinh tế thị trường. Do đó, chắc chắn rất nhiều doanh nghiệp bất động sản lớn không thể làm mưa làm gió và sẽ không còn phát triển tốt trên thị trường nếu làm theo kiểu cũ, ông Hiển nhận định.
Theo chuyên gia, mọi chủ thể như cơ quan chức năng, doanh nghiệp bất động sản, môi giới, thẩm định, tư vấn, ngân hàng, quỹ đầu tư… cũng phải từ từ chuyển dịch theo chứ không tổ chức nào có vai trò quyết định.
Từ đó, kinh doanh xây dựng, kinh doanh nhà phân khúc bình dân và trung bình sẽ được hỗ trợ, còn việc phân lô bán nền gần như sẽ không còn. Ngay cả việc chuyển đổi đất nông nghiệp sang đất thương mại dịch vụ hay đất nhà ở cũng sẽ chặt chẽ hơn.
Sau cùng, việc kinh doanh bất động sản không còn đất sống cho các nhà đầu cơ lướt sóng bất động sản kiếm lợi nhuận ngắn hạn, mà chỉ hiệu quả ở các lĩnh vực kinh doanh thiết thực và khai thác bất động sản trong dài hạn, phù hợp với nhu cầu sử dụng kinh tế.
Liên quan đến việc xây dựng bảng giá đất hàng năm và áp dụng tính giá đất theo phương pháp thặng dư, ông Hiển cho rằng, bảng giá đất hàng năm vẫn chưa triệt để. Các phương pháp định giá và bảng giá đất công bố hàng năm vẫn còn sự chênh lệch. Tuy nhiên, nó chỉ mang tính chất tương đối, có ưu và nhược điểm.
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