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TRNG I HC KINH T QUC DN

BI KIM TRA
bi: Lp bo co thm nh gi bt ng sn

GVHD: Th.s Nguyn Minh Ngc


H v tn: Trn Bo Yn
Lp: Ngn hng 51 A
MSV: CQ513485
Hc phn: nh gi bt ng sn

BO CO THM NH GI
I.
Cc thng tin c bn
1. n v thm nh gi
- Cng ty thm nh gi:
Cng ty c phn thm nh gi v dch v ti chnh H Ni VFS
Phng dch v thm nh gi
a ch: 37 L Thng Kit- H Ni
in thoi: 04.9368424
- Chuyn vin thm nh gi:
Trn Bo Yn, chuyn vin thm nh gi, phng dch v thm nh gi
2. Khch hng yu cu thm nh gi
- B: Dng Th Thu Hnh
- a ch: P1507, tng 15, nh A4, Khu th n L 2, Qun Hong Mai, H Ni.
- in thoi: 01687639220
3. Ti sn thm nh gi
- Cn h chung c P1507, tng 15, nh A4, Khu th n L 2, Qun Hong Mai,
H Ni.
4. Mc ch thm nh gi
- B Hnh lm c s xc nh gi rao bn cn h chung c c yu cu nh
gi.
5. Thi im nh gi
- Ti thi im hin nay thng 3 nm 2012
II.
Cn c thm nh gi
1. Cc vn bn php quy v thm nh gi
- Quyt nh s 06/2005/QD-BTC ngy 18/01/2005 v ban hnh quy ch Tnh gi ti
sn, hng ha, dch v
- Php lnh gi s 40/2002/PL-UBTVQH10 ngy 26/04/2002
- Ngh nh s 101/2005/N-CP ngy 03/8/2005
- Ngh nh 170/2003/N-CP ngy 25/12/2003
- Quyt nh s 24/2005/N-BTC ngy 18/04/2005 ngy 18/4/2005
- Quyt nh s 77/2005/Q-BTC ngy 01/11/2005
- Thng t 203/2009/TT-BTC ngy 20/10/2009
- Thng t 154/2010/TT-BTC ngy 01/10/2010
- Thng t 13/LB-TT ngy 18/8/1994
- Thng t s 17/2006/TT-BTC ngy 13/3/2006
- Quyt nh s 129/2008/Q-BTC ngy 31/12/2008

2. Cc vn bn php quy v nh , kinh doanh bt ng sn


- Lut kinh doanh Bt ng sn s 63/2006/QH11 ngy 29 thng 6 nm 2006
- Lut nh 56.2005 ngy 29 thng 11 nm 2005
- Lut s 34/2009/QH12 ca Quc hi : Lut sa i, b sung iu 126 ca lut nh
v iu 121 ca lut t ai.
- Ngh nh s 153/2007/ND-CP ngy 15 thng 10 nm 2007
- Thng t lin tch s 13/LB-TT ngy 18 thng 4 nm 1994 hng dn Phng php
xc nh gi tr cn li ca nh
- Quyt nh 32 v gi nh cng b theo quyt nh 1019/Q - BXD Ngy
16/11/2010 ca B Xy Dng
- Bn quy hoch chi tit Qun Hong Mai 2030- 2050 t l 1:20000
III. M t ti sn thm nh gi
1. c im v mt php l:
Tt, ti sn ca chnh ch.
Giy chng nhn quyn s hu nh s 12/2008 ngy 29/12/2008.
Ch s hu l B Dng Th Thu Hnh. a ch: p1507, nh A4, khu th n L
2, Hong Mai, H Ni. S in thoi: 0908242203
2. c im v mt k thut
V tr ca bt ng sn
- V tr a l v hnh chnh: chung c phng 1507, tng 15, nh A4, khu th n
L 2, Qun Hong Mai, H Ni. Nm ti khu vc pha Nam ca khu th mi n L
2, cng vi cc ta nh A1, A2(cch 10m), A3( cch 15m), A5(st k). Nm trn trc
ng n L mi, cnh h n L.
- Din tch: 64 m2
- Mc ch v thi gian s dng: nh , s dng hn 3 nm
- Cu trc: gm 1 phng ng(25 m2) , 1 phng khch(15 m2) , 1 bp( 12 m2) v 1
nh v sinh( 8 m2), ban cng( 4 m2)
- H thng in, h thng cp v thot nc hot ng bnh thng.
- Nh hng ng Nam, ban cng nhn ra h kh p.
- Gn 2 trng tiu hc c s v trung hc c s n L cch khong 50-100m;
gn khu vui chi tr em( 100m); sn a nng( 100m);
- Gn ch u mi, ch Mai ng, cc ca hng i l hng tp ha, cc chi nhnh
ngn hng( Vietcombank, BIDV, Vietbank); nm trn trc ng n L, thng ra
Mai ng, Tam Trinh giao thng thun tin.

- C s trm x, bnh vin nhi nm ngay khu vc tng 1 cng ta nh vi cn h.


An ninh kh tt.
Tc ng ca quy hoch phn vng:
- Khu th n L 2 nm trong khu vc v ang c trin khai, m rng vi
chui cc d n khu th mi, chung c hin i, cao cp: d n t hp chung c Nam
complex 609 Trng nh, Gip Bt; D n chung c 52 Lnh Nam; D n chung c
cao cp 151 Nguyn c Cnh v vy m khu vc ny ang thu ht ngun dn c
ng o cng vi s php trin kinh t dch v. iu ny tc ng trong ngn hn tng
cu i vi cn h lm tng gi, cn trong di hn th cn h c th b d thay th bi
nhiu cn h chung c khc c xy lm gim gi.
- Khu th khng nm trong khu vc quy hoch gii ta.
Cn h hin ti vn ang c ch s hu s dng ng theo quy hoch phn
vng.
IV. Phng php thm nh gi
1. C s thm nh gi
C s gi tr th trng.
2. Nguyn tc thm nh gi
- Nguyn tc cung cu
- Nguyn tc thay th
- Nguyn tc cn bng
- Nguyn tc ngoi ng
3. Phng php thm nh gi
- Phng php so snh
Phng php so snh l phng php nh gi da trn c s phn tch mc gi ca
cc BS tng t vi BS cn nh gi giao dch thnh cng trn th trng vo thi
im nh gi hoc gn vi thi im nh gi c tnh gi tr th trng ca BS cn
nh gi.
Phng php ny da trn gi nh: gi tr th trng ca mt BS c mi lin h mt
thit vi gi tr ca cc BS tng t c th so snh c mua, bn hoc cho thu trn
th trng
y l phng php c s dng kh ph bin v rng ri v nhiu u im sau:
- Hu nh khng gp kh khn v k thut.
- N th hin s nh gi v gi tr ca th trng. V vy n c c s vng chc
c c quan php l cng nhn.
- N l c s cho nhiu phng php thm nh gi khc. Thng thng nh thm

nh gi s dng phng php so snh trc tip kt hp vi cc phng php khc


thm nh gi Bt ng sn.
Tuy nhin, phng php ny i hi cn thit phi c nhiu thng tin r rng chnh
xc. Nu thng tin giao dch khng chnh xc th khng th s dng phng php ny.
Hn na, cc thng tin giao dch thng kh ng nht vi BS cn nh gi, c bit l
tnh thi im( thng tin giao dch thnh cng thng din ra trc thi im cn nh gi
bt ng sn mc tiu). Trong iu kin th trng bin ng cc thng tin nhanh chng
tr nn lc hu v khng cn chnh xc. V vy, ngi nh gi phi c kinh nghim v
kin thc th trng vng chc.
V.
Kt qu thm nh gi
Trn c s cc ti liu do b Dng Th Thu Hnh cung cp, qua kho st v tr cn
h chung c, cn c vo vic phn tch th trng v ng thi ca ngi mua tim nng,
vi phng php thm nh c p dng trong tnh ton, Cng ty c phn nh gi v
Dch v ti chnh H Ni thng bo kt qu thm nh bt ng sn l cn h chung c
p1507, tng 15, nh A4, khu th n L 2, Hong Mai, H Ni chi tit nh sau :
p dng phng php thm nh gi: phng php so snh
- Cc bt ng sn so snh thu thp trn th trng
Cc yu t
Ss1
Ss2
Ss3
so snh
a ch
P1203, nh a4,
P1611, nh a2,
P1410, nh a3,
n L 2, Hong
n L 2
n l 2
Mai, HN
Ngun
www.muabannha
thng tin
dat.com ng ngy
29/2/2012
Kho st thc a
Kho st thc a
Kho st thc
ngy 25/3/2012
30/3/2012
a 30/3/2012
Lin h: Chu
Lin h: Trn
Lin h: Trn
Kiu Oanh
Hng Diu
Kin
0972206322
0973836465
01646756456
Tng
Din
tch(m2)
Gi bn (t
ng)
Thi gian
bn

12/17
51.4

16/17
70.5

14/16
54

1.42

1.9

1.46

1 thng trc

2 thng trc

1 thng trc

iu kin
bn
iu kin
thanh ton

Bn trn th trng

Cu trc
nh
Quyn li

1 phng ng, 1 phng khch, 1 bp, 1 WC

V tr

TT ngay

Ton quyn s hu
Hng ra h,
thong mt, p

Kn gi v ti hn
nh a4

Kn gi v ti
hn nh a4

Nhn xt: Cc bt ng sn so snh c iu kin a l, giao thng, mi trng tng


i tng ng vi bt ng sn c thm nh gi c th lm cn c so snh.
-

iu chnh gi bt ng sn n v: t ng
Cc iu
BS mc
Ss1
Ss2
chnh
tiu
Gi bn
1.42
1.9
Cc iu
chnh
-Quyn li
Tng t nhau nn khng phi iu chnh
-iu kin
thanh ton
-iu kin
bn
-S lng
cc phng
V tr

Cng
Km thun
chung c, tng li hn, tng
thp hn
cao hn

Ss3
1.46

Km thun
li hn, tng
thp hn

Mc iu chnh

-2%
-0.0284

+5%
+0.095

+4%
+0.0584

Gi iu chnh

1.3916

1.995

1.5184

Ni tht

Km thm
bp ga m, t
lnh, t g, b
bn gh g ,
bn trang im

Mc iu chnh

-0.02

Gi iu chnh

1.3916

1.975

1.5184

Thi gian
bn

1 thng
trc

2 thng
trc

1 thng
trc

Mc iu
chnh( theo t
l lm pht)

0.19%
+0.0026

1.56%
+0.0308

0.19%
+0.0029

Gi iu
chnh
Tng mc
iu chnh thc
Gi iu
chnh trn mt
n v din tch
s dng( t
ng/m2)
Tng mc
iu chnh
Trng s

1.3942

2.0058

1.5213

-0.0258

0.1058

0.0613

0.0271

0.02845

0.0282

0.031

0.1458

0.0613

Trn c s trng s v gi n v iu chnh ca cc BS so snh, tin hnh tnh tng


gi tr iu chnh theo n v ca cc so snh. Vy tng gi tr iu chnh theo n v
ca cc so snh l:
(0.0271*3)+(0.02845*1)+(0.0282*2)= 0.16615 t ng
Gi tr n v ca BS thm nh gi l:
0.16615/6= 0.02769 t ng/ m2
Vy gi tr ca BS thm nh gi l:
0.02769*64= 1.77216 t ng.

VI. Nhng gi thit v hn ch trong nh gi


- Kt qu thm nh gi ch s dng cho mc ch c cp ti phn 4 ca vn
bn ny.
- Cng ty C phn nh gi v Dch v Ti chnh H Ni (VFS) ch chu trch nhim
v s lng vn bn (bn chnh v bn sao) do Cng ty pht hnh. Cc trng hp sao
vn bn khng c xc nhn ca VFS hoc ca Cng chng Nh nc u khng c gi
tr.
- Khch hng chu trch nhim v tnh chnh xc ca cc thng tin lin quan ti ti
sn thm nh gi cung cp cho VFS trong qu trnh thm nh gi ti sn.
VII. Nhng lp lun v mc gi cui cng
- Hin nay, th trng bt ng sn vn ang kh m m vi gi th trng i xung.
Nm 2010, gi trung bnh i vi cc cn h chung c ca khu th n L 2 khong
30 triu ng/m2. n nm 2012, gim xung vo khong 25-28 triu ng/ m2. Thng
tin th trng trong bo co ny c kho st ti thi im Thm nh gi.
- Phng php so snh c thc hin da trn cc s liu kho st th trng ti thi
im thm nh gi, trn c s cc giao dch thc t trong iu kin thng mi bnh
thng. Trong trng hp th trng bt ng sn c bin ng ln v gi th cn phi c
iu chnh, cp nht ph hp theo qui nh hin hnh.
Chuyn vin thm nh gi

Gim c

Yn
Trn Bo Yn

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