Nhiễu loạn thông tin báo cáo thị trường bất động sản, hướng giải quyết nào?
Nền kinh tế hiện nay đã dần chuyển sang kinh tế số với xu hướng chuyển đổi số toàn diện nhiều lĩnh vực. Đối với bất động sản, chuyển đổi số cũng được xem là một bước tiến tất yếu để nâng cao giá trị và hiệu quả của hoạt động kinh doanh.
Thị trường bất động sản “cần” số hóa dữ liệu
Theo báo cáo nghiên cứu “Số hóa dữ liệu thị trường bất động sản: Giới hạn của doanh nghiệp” của Viện Nghiên cứu Bất động sản Việt Nam (VIRES) cho biết, đối với việc minh bạch thông tin về thị trường bất động sản, số hóa dữ liệu được xem như là một giải pháp kỹ thuật để lưu trữ và quản lý thông tin, nhờ ba đặc điểm:
Thứ nhất, khi lưu trữ dữ liệu dưới dạng kỹ thuật số, người quản lý nắm trong tay một cơ sở dữ liệu được bảo mật và có quyền quyết định ai là người được truy cập để xem dữ liệu, ai là người được chỉnh sửa dữ liệu. Thứ hai, dữ liệu số hóa có thể được bảo quản, lưu trữ, bảo mật và quản lý tốt hơn, tránh thất lạc, nhầm lẫn hoặc sai lệch trong quá trình truyền tin. Thứ ba, ngày nay công nghệ số hóa dữ liệu đã phát triển mạnh mẽ, có khả năng tạo ra được cơ sở dữ liệu minh bạch mà trong đó rất khó để sửa chữa những thông tin, giao dịch đã được ghi lại trên hệ thống.
Từ góc độ thị trường, số hóa dữ liệu có vai trò vô cùng quan trọng đối với lĩnh vực bất động sản bởi quá trình giao dịch hàng hóa bất động sản thực chất là giao dịch thông tin bất động sản. Việc chào bán các loại hàng hóa khác là người bán mang sản phẩm đến cho người mua. Ngược lại, với bất động sản, người bán mang khách hàng đến với sản phẩm, nghĩa là giao dịch dựa trên thông tin của bất động sản.
Hơn nữa, thị trường bất động sản giao dịch các quyền và lợi ích hợp pháp chứa đựng trong hàng hóa, bởi đất đai không hao mòn hay mất đi, do đó giá trị của bất động sản được xác định dựa trên những lợi ích mà người sở hữu nhận được ở hiện tại và tương lai. Những lợi ích hoặc rủi ro này được xác định phụ thuộc vào thông tin về bất động sản và yếu tố xung quanh (quy hoạch, hạ tầng, tình hình phát triển kinh tế tại địa phương …) mà người mua nắm được.
Về phía quản lý Nhà nước, dữ liệu thị trường bất động sản cần được nắm bắt thường xuyên, sát sao và khách quan để có những giải pháp, quyết sách, nguyên tắc quản lý phù hợp với tình hình thực tế và từng giai đoạn phát triển của thị trường. Đặc biệt là khâu định giá đất, việc thiếu cơ sở dữ liệu thị trường, dẫn đến định giá thiếu chính xác, không sát với giá đất thị trường.
“Điều đó dẫn đến tình trạng thị trường quyền sử dụng đất chưa minh bạch; thông tin dữ liệu đầu vào để áp dụng các phương pháp định giá đất thiếu chính xác, thiếu độ tin cậy (giá chuyển nhượng quyền sử dụng đất không phản ánh đúng giá giao dịch thực tế do người dân kê khai giá đất trong Hợp đồng chuyển nhượng thấp để giảm thuế thu nhập)”, báo cáo của VIRES nhận định.
Mặt khác, các giao dịch chuyển nhượng quyền sử dụng đất vẫn chủ yếu bằng tiền mặt; nhiều loại đất, khu vực không có thông tin hoặc khó thu thập thông tin chuyển nhượng quyền sử dụng đất, dẫn đến việc thất thoát nguồn thu ngân sách từ thuế, phí.
Do đó VIRES kết luận, việc số hóa dữ liệu không chỉ có ý nghĩa lâu dài với thị trường bất động sản, mà còn là giải pháp tháo gỡ những tồn tại, khó khăn đến từ sự thiếu minh bạch của thị trường ngay lúc này.
Doanh nghiệp là nguồn tin đầu vào cho cơ sở dữ liệu
Theo VIRES, doanh nghiệp cũng là một thành phần tham gia vào hoạt động của thị trường, do đó cũng là nguồn tin đầu vào cho cơ sở dữ liệu bất động sản.Tuy nhiên, trong xu hướng chuyển đổi số của lĩnh vực bất động sản, thông tin về sở hữu tài sản hoặc bất động sản của cá nhân có thể bị đánh cắp bằng nhiều cách, như tin tặc tấn công, sự cố bảo mật hoặc mất thông tin từ các bên thứ ba người dùng sẽ phải đối mặt với một số nguy cơ và hậu quả tiềm ẩn như thông tin cá nhân bị đánh cắp được sử dụng để thực hiện các hành vi lừa đảo, mạo danh hoặc gian lận tài chính; quyền riêng tư bị vi phạm; ảnh hưởng đến danh tiếng cá nhân hoặc doanh nghiệp; mất mát tài sản hoặc tiền bị trộm cắp do giao dịch giả mạo.
“Nếu doanh nghiệp không bị giới hạn, kiểm soát hoặc quản lý trong quá trình số hóa dữ liệu trên thị trường bất động sản, khách hàng và xã hội nói chung sẽ phải đối mặt với nhiều rủi ro”, VIRES nhận định.
VIRES cho rằng, vai trò và giới hạn của doanh nghiệp trong các khâu khai thác dữ liệu đầu vào, lưu trữ và công bố dữ liệu đầu ra trong vấn đề số hóa bất động sản đều cần được đặt trong sự ràng buộc với hai chủ thể còn lại là Nhà nước và người dân.
Tuy nhiên, trên thực tế, mối quan hệ này còn khá rời rạc. Hiện chưa có hệ thống thông tin dữ liệu hoàn chỉnh, chính thống về thị trường bất động sản trong khi rất khó để kiểm soát và ngăn chặn việc doanh nghiệp cố tình công bố thông tin sai lệch về thị trường để cạnh tranh không lành mạnh, thậm chí là gây ra hiện tượng “sốt đất ảo” để nâng giá bất động sản lên cao gấp nhiều lần so với giá trị thực.
Số hóa để minh bạch thông tin về thị trường
Thực tế hiện nay, chỉ có rất ít thông tin về hoạt động mua bán, giao dịch bất động sản được đưa lên môi trường số và được chia sẻ thông qua Internet. Hoạt động trên thị trường bất động sản được số hóa nhiều nhất chỉ là hoạt động đăng tin rao bán bất động sản của chủ sở hữu nhà ở riêng lẻ hoặc doanh nghiệp phát triển bất động sản.
Nghĩa là thay vì rao bán bằng tờ rơi, tin vặt như trước đây, thông tin rao bán bất động sản ngày nay thường được đăng tải trên các trang tin rao bán như batdongsan.com, onehousing.vn, muaban.net…; website chính thức của các doanh nghiệp phát triển bất động sản; mạng xã hội như Facebook, Zalo hoặc các diễn đàn chia sẻ thông tin khác trên Internet.
VIRES cho biết, hiện chưa có một cơ sở dữ liệu chính thức nào được mở (open source) để truy cập, tìm kiếm, xem và khai thác thông tin về thị trường bất động sản. Điều đó cũng có nghĩa là phần lớn thông tin về hoạt động của thị trường bất động sản đang được lưu hành dưới dạng giấy (hợp đồng mua bán, giấy chuyển nhượng …) hoặc đang được lưu trữ phân tán bởi các chủ thể khác nhau (Nhà nước, doanh nghiệp, người dân). Cơ chế thu thập, tập hợp thông tin lại để xây dựng cơ sở dữ liệu, nhằm công khai, minh bạch thông tin về thị trường chưa được triển khai bài bản, khoa học, kịp thời.
* [Longform] 5 xu hướng công nghệ thay đổi ngành bất động sản
Nhiễu loạn thông tin các báo cáo trên thị trường bất động sản
Theo VIRES, từ đầu năm 2023 đến nay, trong khi Cục Quản lý nhà và thị trường bất động sản công bố ba báo cáo cho 3 quý, CBRE công bố 15 báo cáo, Savills công bố 10 báo cáo, Đất Xanh Service công bố 9 báo cáo, DKRA công bố 6 báo cáo, One Mount công bố 5 báo cáo, BHS Group công bố ba báo cáo.
Giai đoạn 2022 – 2023, trong khi tổng số báo cáo được công bố bởi Cục quản lý nhà và thị trường bất động sản và Hội Môi giới BĐS Việt Nam mới chỉ có 21 báo cáo, nhóm 6 doanh nghiệp tư nhân công bố đến 72 báo cáo nghiên cứu. Với số lượng báo cáo thông tin thị trường bất động sản được các doanh nghiệp trong và ngoài nước công bố hiện tại, trung bình hàng quý, người đọc ít nhất có thể tiếp cận được từ 8 – 10 báo cáo.
Đây cũng là một dạng thông tin về bất động sản được số hóa. Những thông tin này mặc dù có ảnh hưởng nhất định đến thị trường nhưng tính xác thực chưa được đảm bảo, chưa có bên thứ ba nào có đủ thẩm quyền và chuyên môn để đánh giá tính chính xác, khách quan của những báo cáo này.
Bên cạnh đó, đa số doanh nghiệp thực hiện công bố báo cáo nghiên cứu thị trường cũng không đính kèm giải thích rõ về cách làm, phương pháp, dữ liệu đầu vào đến từ đâu. Cho đến nay, việc này tuy không vi phạm pháp luật, nhưng cũng khiến thông tin trên thị trường trở nên mông lung, nhiễu loạn và thiếu kiểm soát. Hơn nữa, sự sai khác giữa báo cáo thị trường của các bên cũng khiến khách hàng, nhà đầu tư một lần nữa đối mặt với việc không biết như thế nào là đúng, là sai.
VIRES cũng chỉ ra mỗi đơn vị nghiên cứu tư nhân khác nhau lại cho thấy một góc nhìn khác, đôi khi là đối lập trong cùng một thời điểm, về thị trường. Rất khó có thể đòi hỏi tính khách quan 100% từ các bản báo cáo này bởi ngay chính các đơn vị nghiên cứu bao giờ cũng kèm theo khuyến cáo không chịu trách nhiệm về tính chính xác của thông tin, số liệu. Việc tin theo các dữ liệu báo cáo hay không là tùy người tiếp cận.
“Trên thực tế, không tránh khỏi việc một số doanh nghiệp lợi dụng quyền được công bố thông tin để điều hướng dư luận, dẫn dắt sai lệch phục vụ lợi ích cá nhân. Điều này không chỉ ảnh hưởng đến quyết định mua, bán của các chủ thể tham gia thị trường, mà còn làm méo mó ý nghĩa của số hóa dữ liệu về thị trường bất động sản” VIRES nêu rõ.
Giải pháp và kiến nghị
Qua đó, VIRES kiến nghị cần luật hóa quy trình số hóa và xây dựng cơ sở dữ liệu về thị trường bất động sản để thiết lập hành lang pháp lý đủ mạnh để yêu cầu các chủ thể tham gia vào thị trường đều có trách nhiệm và phải thực hiện các nghĩa vụ để minh bạch thông tin trên thị trường bất động sản.
Để hạn chế những bất cập có thể xảy ra khi doanh nghiệp thực hiện thu thập dữ liệu và công bố thông tin, cần thiết phải có quy định rõ ràng về quyền hạn của các tổ chức được phép công bố, trong đó có doanh nghiệp. Doanh nghiệp không được mua bán dữ liệu cá nhân của khách hàng, cũng không được lưu trữ dữ liệu của khách hàng làm tài sản tư hữu.
Mặt khác, doanh nghiệp có thể đầu tư hạ tầng, chất xám để kiến tạo nên các dữ liệu, thông tin tổng hợp về thị trường dựa trên nguồn dữ liệu đầu vào mà họ được cung cấp. Doanh nghiệp cũng có thể công bố dữ liệu này đến với công chúng, tuy nhiên cần được đặt trong sự kiểm soát, quản lý chặt chẽ về tính xác thực của thông tin.
Ngoài ra, những tiêu chí về tính xác thực của thông tin trên thị trường bất động sản được lưu trữ và công bố bởi các tổ chức, cá nhân ngoài Nhà nước cũng cần được áp dụng cho hoạt động của môi giới bất động sản.
Sau cùng, ý nghĩa trọng tâm của việc số hóa dữ liệu thị trường bất động sản nằm ở việc giúp thị trường minh bạch hơn, giúp nhà đầu tư, các tổ chức, cá nhân tham gia giao dịch mua bán tránh khỏi những rủi ro liên quan đến đạo đức kinh doanh, giúp cơ quan Nhà nước quản lý và điều phối thị trường tốt hơn nhờ vào dữ liệu được xác thực.
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