NGHIEN CU KHA THI CAO OC

D AN NGHIEN CU KHA THI

CAO OC ............

CONG TY ..........
THANG ..... NAM 200....

NGHIEN CU KHA THI CAO OC

Muc Luc

Gii Thieu D An

1
1.1
1.2

Tong Quan Ve Moi Trng au T

Gii thieu
Tnh hnh kinh te sau thang au nam ..

5
5
6

2
2.1
2.1.1
2.1.2
2.2
2.2.1
2.2.2
2.3
2.4
2.5

Th Trng Cao Oc .
7
Cau ve van phong cho thue
7
Cau hien tai
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D bao cau
Error! Bookmark not defined.
Cung ve van phong cho thue
8
Cung hien tai
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D bao cung
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D bao tnh hnh van phong cho thue trong tng laiError! Bookmark not defined.
Tnh hnh gia ca
9
Nhan xet
10

3
3.1
3.2
3.2.1
3.2.2
3.2.3
3.3
3.3.1
3.3.2
3.3.3
3.3.4

Quy Mo D An
11
Quy mo au t xay dng
11
ia iem xay dng
12
ieu kien t nhien
Error! Bookmark not defined.
Hien trang ha tang ky thuat
13
Nhan xet chung ve a iem xay dng
13
To chc mang li ha tang ky thuat
14
He thong cap ien
14
He thong cap nc
14
He thong thoat nc
14
Bao ve moi trng
15

4
4.1
4.2
4.2.1
4.2.2
4.2.3

Von au T
Von au t
Nguon von au t
Nguon von
C cau von au t
Phan ky au t

16
16
17
17
18
18

NGHIEN CU KHA THI CAO OC

5
Phan Tch Nhu Cau Tn Dung
19
5.1
Ke hoach tai chnh
19
5.2
Ke hoach s dung von
19
5.3
Phng an kinh doanh
20
5.3.1
K hoach kinh doanh
20
5.3.1.1 Khach hang muc tieu
20
5.3.1.2 Ve chat lng cac dch vu tai cao oc van phongError! Bookmark not defined.
5.3.1.3 Ve gia ca
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5.3.1.4 T van ve Marketing va quan ly cao oc
21
5.3.2
San pham
21
5.3.3
Hieu qua Kinh doanh
22
5.3.4
Hieu qua tai chnh
23
6

Phu Luc

24

NGHIEN CU KHA THI CAO OC

Gii Thieu D An

Ten d an

CAO OC .

a iem

.. , Quan ., Tp.HCM.

Cao oc .. se c xay dng ngay ben canh ... Cao oc ..

co mat tien chnh oi dien va mat tien chay dai bao quanh goc
ng . va ng ...
Chi Tiet Khu at
Tong dien tch khu at la .. Can c theo thoa thuan s bo ve quy
hoach kien truc th .....c xay dng vi:

Mat o s dung at: ..%

o cao cua toa nha: tang
He so s dung at: ..
Khoang lui:
o ng : .m
o ng ..: .m

Quy mo

c xay mi gom . tang ham va tang cao

at tieu chuan ... Trong o, tang tret c s dung
lam khu .. va cac tang con lai lam van phong cho
thue. Ngoai ra, con co mot khu bao tr va cac tang ky
thuat danh e lap at cac may moc thiet b ieu hanh
cho toan toa nha.

Chu au t

CONG TY .
.., Quan , ..
- ai dien: O. - Chc vu: ..

NGHIEN CU KHA THI CAO OC

Tong Quan Ve Moi Trng au T

Gii thieu

. la thanh pho trung tam cua vung kinh te trong iem pha Nam , co
tam chien lc phat trien quan trong cua ca nc, va la au moi giao dch
quoc te ln cua khu vc ong Nam A. Vi v tr a ly, ieu kien kinh te,
van hoa, xa hoi cung vi s phat trien rat manh me cua khu vc kinh te t
nhan va au t nc ngoai, .....la ni tap trung nhieu lnh vc kinh doanh
t cong nghiep ti thng mai dch vu, th trng tai chnh va trung tam
tiep nhan cua va lua ong bang song Cu Long.
Nguon von au t nc ngoai vao .....at mc tren .. ty USD tnh theo
cac d an ang hoat ong.
VON AU T NC NGOAI VAO TP.HCM

9
8
7
6
5
4
3
2
1
0
1988

1990

1992

1994

1996

1998

Vo n a u t ha ng na m

2000

2001

2002

2003

2004

Vo n tch luy

(Nguon: .)

NGHIEN CU KHA THI CAO OC

Tnh hnh kinh te sau thang au nam .

GDP thanh pho trong 6 thang au nam van gi c toc o tang trng
lien tuc theo xu hng tch cc, nam sau cao hn nam trc. GDP c at
71.396 ty ong, tang 10,5% (so vi 2004 tang 9,9%), trong o khu vc
dch vu tang 9,9%, khu vc che bien (cong nghiep va xay dng) tang
11.1%, khu vc nong lam thuy san tang 10.6%.
C CU GDP TPHCM
SA U THA NG A U NM 2005
1,4%

49,8%

48,8%

Nng lm thu sn

Cng nghip, xy dng

Dch v

(Nguon: Tong hp t trang web .)

ong gop cao nhat tang trng kinh te thanh pho la khu vc cong nghiep
xay dng 5,42%, ke en la khu vc dch vu ong gop 4,91%, khu vc
nong nghiep ong gop 0,16%. Rieng xuat khau tren a ban thanh pho
tiep tuc tang trng manh, c at 5,68 ty USD, tang 26,1% so vi cung
ky.1

NGHIEN CU KHA THI CAO OC

Th Trng Cao Oc Van Phong Cho Thue

Nhu cau ve cao c van phong cho thue

Vi the manh thu hut au t FDI, .....ang tr thanh mot iem nong cho
cac tap oan nc ngoai at van phong ai dien hoac tru s hoat ong.
Ngoai ra, mot so cac yeu to khac cung gop phan thuc ay nhu cau ve cao
oc van phong cho thue thay cho viec thue cac villa, bao gom:
Viec thue cac villa ngay cang co chi ph cao, lai co nhieu rang
buoc t pha chu nha
Villa khong ap ng c nhu cau ve cho au xe, ng truyen
Internet toc o cao, van e an ninh, ve sinh moi trng lam viec
Villa khong em lai an tng chuyen nghiep va trang trong cho
van phong ai dien hoac tru s hoat ong nh cao oc van phong.
Villa thng cac v tr xa trung tam thanh pho, khong thuan tien
cho viec i lai.
Thong tin sau ay ve tnh hnh hoat ong kinh doanh van phong cho thue
(tong hp cac loai van phong loai A, loai B va loai C) trong cac nam qua
cung cho thay xu hng tang lean cua nhu cau ve cao oc van phong cho
thue.
(Nguon: .)

Qua bang tren, ta thay nhu cau ve dien tch thue van phong ngay cang
tang on nh ke t nam 1997 the hien qua dien tch thue tang lien tuc
trong tat ca cac nam. Ty le thue tang lien tuc va tng oi on nh va cao
t nam 2002 mac du dien tch xay dng mi ngay cang tang. ieu o cho
thay nhu cau tang nhanh hn nguon cung.

(Nguon: ..)

NGHIEN CU KHA THI CAO OC

T 1997 en 2002 cung khong tang, t 2003 cung gan bang cau, lam th
trng xay dng cao oc van phong soi ong tr lai, cac cao oc van phong
hau nh c cho thue 100%, gia bat au tang. Theo nghien cu cua
, sau khi xem xet nguon cung hien nay va ty le thue hien tai cung
nh toc o tang trng cua nguon cung tng oi thap, th trng van
phong cho thue se tiep tuc soi ong cu the la gia thue se tang nhe trong
vong 2 3 nam ti cung nh ty le thue se at mc cao tren 90%.

Cung ve van phong cho thue

Dch vu cho thue van phong tai .....bat au chnh thc phat trien t nam
1993 vi 6 c s cho thue tong dien tch ..m2 s dung. Hau het cac cao
oc van phong eu tap trung tren ia ban quan va quan vi oi tng
khach hang chu yeu la nhng chi nhanh hay van phong giao dch, ai dien
cua cac cong ty, tap oan nc ngoai.
Theo bao cao nghien cu th trng cua , hien nay tren a ban ..... co
54 cao oc van phong cho thue at tieu chuan quoc te nh sau:

Trong thi gian gan ay, mot so cao oc van phong a c xay dng mi
va em vao s dung cac quan xa thanh pho, nh toa nha .. quan .
va toa nha . ..), toa nha . quan
Tong cung dien tch cao oc van phong .....1996 2004
.
(Ngun: Tnh toan t s liu ca .)

Bang tren mo ta toc o phat trien dien tch van phong cho thue t nam
en nam .. Ke t nam . ti nay, cung cao oc loai A khong tang len va
loai B tang len khong ang ke. Cao oc loai C tang ang ke trong nhng
nam gan ay vi kha nhieu cong trnh a vao s dung.
Bang di ay se cung cap mot so cong trnh tieu bieu (van phong tieu
chuan loai B+ en A) se c xay dng trong nhng nam sap ti. Theo o
se co gan m2 van phong cho thue c xay mi trong vong 5 nam ti

NGHIEN CU KHA THI CAO OC

va ngay cang co nhieu doanh nghiep se t xay dng van phong rieng cho
mnh cung nh nhieu d an vi quy mo nho hn cung se c xay dng
nhng se cung cap chu yeu cho cac doanh nghiep nho trong nc (ca
nhng doanh nghiep mi thanh lap ngay cang tang).
Hau het cac cao oc van phong cao cap eu tap trung tren a ban quan 1
va quan 7. oi tng khach hang chu yeu cua cac cao oc nay la nhng tap
oan, cong ty ln.
Tnh hnh gia ca
e thay ro hn tnh hnh gia ca oi vi tng loai cao oc van phong, ta co
bang sau:
(Nguon: ..)

Giai oan ., v cung khong ap ng cau dan en gia cho thue van
phong cao cap tai trung tam ..... mc 35 50 USD/m2/thang. Ca biet co
cao oc len ti 70 USD/m2/thang. ay la mc gia theo anh gia cua mot so
ai dien cong ty nc ngoai tm at van phong tai .....la at th 3 ong
Nam A, sau Hong Kong va Thng Hai, la trung tam at th 12 tren the
gii, buoc ho phai tm thue nha t nhan e lam viec. Ly do nay dan ti
hien tng tuy co hn 15 cao oc van phong a a vao s dung nhng ch
mi khai thac c 50 60% cong suat, ngha la so phong tha cha cho
thue c la 40 50%. Tuy nhien, vi toc o xay dng cao oc van phong
cho thue theo cac d an a c duyet, th t nam 1997 en nam 2000,
cung a vt cau. Hien tng nay dan en s canh tranh gay gat ve trnh
o quan ly va phong cach phuc vu, ong thi gia cho thue van phong se b
giam nhanh trong giai oan nay.
Tuy nhien t au nam .. cau bang cung lam cho gia cho thue van phong
ngay cang tang nh hien nay t 20 30 USD/m2. Trong thi gian 2 3
nam ti gia thue trung bnh se tiep tuc tang nhe. Rieng oi vi van phong
loai A va B gia se on nh trung bnh mc 23 25 USD/m2. Tuy nhien,
d oan tren con phu thuoc vao tien o thc hien cua cac d an a c
ke tren trong thi gian ti.

NGHIEN CU KHA THI CAO OC

10

Nhan xet
Hien nay, cac nha au t ang co ke hoach xay dng cao oc van phong
hoac nhng cao oc phc hp bao gom khu thng mai khu can ho khu
van phong khoang hn ..m2 van phong tieu chuan A va B se khi ong
xay dng trong nam ..
Tat ca nhng d an nay se tac ong en th trng cho thue van phong tuy
thuoc vao thi iem hoan thanh cua cao oc. Do o, vi tnh hnh hien nay,
.....cang sm c tien hanh th gia cho thue se mc gia cang cao, dan
en mc li nhuan cua d an cang cao.
Da tren c s cung cau, trien vong nen kinh te va on nh v mo, xu
hng va hanh vi cua khach hang i thue, xu hng hoi nhap, chung toi
tin rang ty le thue va gia thue cao oc trung tam thanh pho se on nh
mc hien nay trong tng lai gan. Cao oc at tieu chuan hien ai loai B+,
nh ....., trung tam thanh pho se co mc gia va ty le thue tang trng
cao.

NGHIEN CU KHA THI CAO OC

11

Quy Mo D An
Quy mo au t xay dng

Vi dien tch at co c la m2 th dien tch xay dng tng ng vi

mat o xay dng 60% la phu hp vi quy nh cung nh canh quan khu
vc.
Tai v tr cong trnh la trung tam cua thanh pho nen can co cac cong trnh
mang tnh hien ai, co gia tr kinh te cao nham ap ng nhu cau phat trien
cua thanh pho va ap ng nhu cau th trng.
Can c vao kha nang quan ly cung nh huy ong von cua chu au t.
Cong ty ..... quyet nh xay dng mot cao oc van phong co tong dien tch
san xay dng khoang .. m2 at chuan B+. Sau khi a can nhac en yeu
to th trng thong qua bao cao nghien cu th trng van phong tai ,
kien truc cua cong trnh c bo tr s dung nh sau:
a) Tang ham:
Cao oc c thiet ke s dung het toan bo dien tch mat bang e xay dng
.. tang ham co sc cha .. cho au xe o to, khu vc cho nhan vien quan
ly cao oc, khu vc ky thuat va may moc thiet b phuc vu hoat ong cua
toa nha, nha kho va be cha ncv.v.
b) Tang 1 va tang lng:
Tang 1 va tang lng c s dung lam khu thng mai ...
c) Tang 2 tang 34:
T tang 2 en tang .. c s dung lam khu van phong cho thue vi
tong dien tch san van phong s dung la . m2, dien tch s dung thc te
cho tng san vao khoang m2 m2.
d) Cac hang muc khac:

Be nc PCCC: .. m3.

B nc sinh hot: ..m3.

12

NGHIEN CU KHA THI CAO OC

Be thu x ly nc thai.: .m2

Bon hoa, cay canh

STT
1.

Hang Muc Cong Trnh

So Lieu

Thong Tin Khu at

m2
m2
%

Dien tch khu at

Dien tch xay dng
Mat o xay dng
He so s dung at
Dien tch cay xanh
Giao thong
2.

n V

m2
m2

.
..
..
..
..
..

Thong Tin Cao Oc

Tang ham 1&2
Tang 1
Khu vc danh cho .
Tien sanh/ khu vc cong cong
Tang Lng
Khu vc danh cho .
Khu vc cong cong
Tang 2 Tang .. (khong ke tang ky thuat)
Khu vc Van phong
Khu vc cong cong
Tang Ky Thuat
TONG DIEN TCH SAN XAY DNG

m2
m2

m2

.
.
..

.
.
..
..

..

m2

m2

m2

ia iem xay dng

V tr
Khu at d kien la mat bang so ., quan .., , ngay ben canh .,
tong dien tch khu at la .. m2, gii han nh sau:

Pha ong bac giap vi . lo gii ng ..m.

Pha ong nam la mat nhn ra ng .., lo gii ng .m.

Pha tay bac giap vi khach san .., lo gii .m.

Pha tay nam giap ng , lo gii .m.

NGHIEN CU KHA THI CAO OC

13

Hien trang ha tang ky thuat

Giao thong
Khu at 1 nam tren giao iem . va ., gan ai lo Tran Hng ao
va gan vi giao iem cua khu o th mi nen rat thuan li trong viec
lu thong trong thanh pho cung nh i lai cac tnh lan can trong qua trnh
xay dng cung nh khi a vao van hanh.
Cap ien
Hien nay khu vc a co he thong ien hoat ong on nh va nam trong he
thong cap ien cua trung tam thanh pho.
Cap nc
ay la khu vc thuoc trung tam Quan nen toan bo eu s dung nc
may cua Thanh Pho. Tren tuyen ng co ong 250mm va 300mm noi
vi tuyen ng ong chnh cua Thanh pho nen viec cung cap nc cho
khu vc c am bao.
He thong thoat nc
Do thuoc khu vc trung tam nen he thong thoat nc a c nha nc
au t ha tang tng oi hoan chnh. ay la tuyen ng thoat nc am
bao tot.
Nhan xet chung ve a iem xay dng
Cong trnh .....phu hp vi nh hng quy hoach tong the cua Quan ..
noi rieng va cua .....noi chung.
. toa lac ngay trung tam thanh pho, can ke vi trung tam hanh chnh
nha nc, trung tam thng mai, dch vu tai chnh ngan hang nen d an
cao oc se rat thuan li cho viec hoat ong. ac biet, khu at co mat tien
nhn ra . va v tr gan vi .., nen khong gian rong cua khu at se
rat thuan li cho viec xay dng toa nha cao tang va dch vu cho thue.
V tr khu at vi ..va ng . ngay trong khu trung tam thanh pho
nen rat thuan li cho giao thong ng bo.

NGHIEN CU KHA THI CAO OC

14

He thong ha tang ky thuat ve c ban la co san nen tiet kiem c chi ph

xay lap.
To chc mang li ha tang ky thuat
He thong cap ien
Nguon ien cung cap cho cao oc lay t mang li ien thanh pho 15 KV
doc ng ..
Cong suat tnh toan cho cao oc la: 4 n 5 MVA.
Cap ien t tram bien the vao tu ieu khien i bang day cap ngam, chon
sau 0,7m, co ranh xay gach theo quy nh.
Chieu sang: He thong en chieu sang tien sanh, san bai va bao ve trong
khu vc dung en cao ap thuy ngan sang trang, at tren cac cot ong tron
cao 7,2 m.
Chong set: Tat ca cao oc van phong, may moc thiet b eu co day noi at.
o ien tr suat cua at e thiet ke.
He thong cap nc
He thong cap nc nham am bao 2 nhiem vu la cung cap ay u nc
cho cac nhu cau sinh hoat, lam ve sinh va ti cay cua cao oc, cung cap
u nc cho PCCC.
Can c a hnh va nguon nc, giai phap thiet ke c chon nh sau: doc
ng . co ng ong dan nc thuoc he thong cap nc .., t o
lay nc a vao cao oc van phong.
Di khoi nha chnh xay 1 ho cha nc at ngam, ket cau BTCT .m3.
T be cha dung he may bm bm nc (co may bm trung gian tang
ky thuat) len san thng e cung cap cho toan bo toa nha.
He thong thoat nc
He thong thoat nc ma, bo tr ranh xay doc theo cac tuyen cong trnh
va c tap trung vao cong chung sau khi x ly trc khi a ra cong
thoat cua thanh pho.

NGHIEN CU KHA THI CAO OC

15

Nc thai sinh hoat t cac tang cua cong trnh eu c a vao he thong
thoat chung, rieng be x la loai be t hoai sau khi x ly xong mi c cho
phep chay vao he thong thoat chung.
Bao ve moi trng
Nc thai t cac dch vu se c gan lang va lam sach cac chat l lng va
rac trc khi xa vao mang li thoat nc o th.
Nc thai khu ve sinh tap trung ve be x t hoai, lang loc can than mi
cho ra cong thoat nc cua thanh pho.
Rac c tap trung mot cho, hp ong vi Cong ty cong trnh cong cong
e chuyen en khu o rac.
Trong khuon vien at cac cay canh, ke ca cac tang lau e tao khong kh
trong lanh.

16

NGHIEN CU KHA THI CAO OC

Von au T
Von au t

Can c theo khoi lng thiet ke s bo va quy mo cua d an:

Quy Mo D An

n V

So Lieu

Tang ham 1&2

m2

..

Tang 1 Tang Lng

m2

..

Khu vc danh cho

Tien sanh/ khu vc cong cong

Tang 2 Tang . (khong ke tang ky thuat)

m2

Khu vc Van phong

Khu vc cong cong

..

Tang Ky Thuat

m2

TONG DIEN TCH SAN XAY DNG

m2

Can c vao nghien cu ve cac khoan chi ph xay dng cao oc, th cao oc
at tieu chuan B+ co suat au t vao khoan . . o la My/m2. Suat au
t a bao gom cac chi ph khac nh chi ph quan ly d an, chi ph thiet
ke.Suat au t nay se thay oi tuy thuoc chat lng cua vat lieu va trang
thiet b c s dung cho cao oc.
oi vi ....., suat au t c kiem soat mc .. o la My/m2. Chi tiet
c dien giai trong bang di ay:
So Tien
(US$000)

Hang Muc
Chi ph xay dng ha tang ky thuat

0,2

Chi ph he thong cay xanh, tng rao

0,1

Chi ph he thong giao thong

0,1

77,0

Tang ham (1 2)

..

8,9

Tang 1 tang lng

..

4,3

Chi ph xay lap cong trnh va he thong ky thuat

17

NGHIEN CU KHA THI CAO OC

Tang 2 tang

63,8

Chi ph thiet ke, t van cong trnh

3,9

Chi ph quan ly d an

3,1

Chi ph d phong

5,4

Chi ph khi ong d an

1,2

Chi ph .

9,1

..

100,0

TONG DIEN TCH SAN XAY DNG

Nguon von au t
Nguon von
Tong kinh ph au t cua D an .....tng oi ln. e co u so von cho
viec phat trien d an, oi hoi phai tm cach huy ong t nhieu nguon von
khac nhau. D kien cac nguon von c huy ong t cac nguon sau:

Von ieu le Cong ty .....

Von vay d kien t Ngan hang

Von vay t cac co ong

Von ng trc cua khach hang

18

NGHIEN CU KHA THI CAO OC

C cau von au t
Nguon

So tien (US$000)

Von ieu le
Von vay d kien t Ngan hang
Von vay t co ong
Von ng trc cua khach hang
Tong cong

Ty le (%)

8,24

70

21,76

100

Phan ky au t
Chi tiet phan ky au t c trnh bay nh bang di ay:
n v: US$000
STT

Hang Muc

1.

Chi ph ha tang ky thuat

2.

Chi ph xay lap

3.

Chi ph thiet ke, t van

4.

Chi ph quan ly d an

5.

Chi ph d phong

6.

Chi ph khi ong d an

7.

Chi ph .
TONG MC AU T

2005

2006

2007

Tong Cong

19

NGHIEN CU KHA THI CAO OC

Phan Tch Nhu Cau Tn Dung

Ke hoach tai chnh

Nguon von au t cua d an c tai tr di cac hnh thc cu the sau:

-

Von gop t cac co ong chiem .% tong mc au t tng

ng . USD di dang tien mat;

Von vay t cac co ong, chiem .% tong mc au t tng ng

USD, di dang co phieu/trai phieu u ai vi lai suat
..%/nam trong thi han .. nam vi nam au khong nhan lai,
va lai phat sinh trong thi gian nay c tiep tuc nhap vao von goc;
va

Von vay t Ngan hang, chiem ..% tong mc au t tng ng

. USD, di dang tn dung trung dai han vi lai suat Sibor +
% trong thi han 10 nam, trong o nam an han khong tra lai
ngay. Phan lai phat sinh trong thi gian an han nay se tiep tuc c
nhap von goc. Hnh thc bao lanh la bao lanh chnh bang tai san
hnh thanh t von vay.

Ke hoach s dung von

Ke hoach s dung von c xac nh nham s dung nguon von o c
hieu qua. Qua trnh phat trien d an c chia thanh 3 giai oan cu the
di ay va tng ng vi moi giai oan cac nguon von c s dung mot
cach thch hp va hieu qua nhat:

Giai oan chuan b au t:

Von gop t cac co ong.

Giai oan thc hien au t:

Von vay tn dung.

Giai oan thi cong xay dng:

Von vay tn dung

Von vay cac co ong
Von ng trc cua khach hang

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NGHIEN CU KHA THI CAO OC

Phng an kinh doanh

K hoach kinh doanh
Khach hang muc tieu
Khach hang muc tieu cua d an la cac van phong cua cac ngan hang,
cong ty bao hiem, cong ty ln trong nc va nc ngoai. Dung chien lc
tiep th, dch vu va phng thc thanh toan e thu hut khach hang thue dai
han va thue dien tch ln.
Vi li the v tr trung tam thanh pho, nam tren 2 truc chnh: truc Bac
Nam va truc ong Tay (noi va ..), chac chan se co nhieu cong ty
thng mai, dich vu chon cao oc nay.
Ga cho thue
Can c vao s phan tch cung cau hien tai va tng lai tren th trng, d
an la chon chien lc gia nh sau:
Gia thue th trng hien nay co 2 loai:

Gia thue van phong loai cao cap: .. USD/m2/thang.

Gia thue van phong loai thng: .. USD/m2/thang.

Bang chi tiet gia cac cao oc tren th trng hien nay, c cung cap bi
cac phong kinh doanh cua nhng cao oc tren, nh sau:
Cao oc van phong cho thue

Gia (USD/m2/thang)

Theo nghien cu cua .., gia thue cua van phong loai A va loai B se on
nh mc USD/m2/thang trong vong 2 3 nam ti. Do o, sau
khi xem xet tnh hnh gia ca cua mot so van phong cung loai tren ta co
the nh gia thue la . USD/m2/thang, tng ng vi mc gia th
trng cua loai thng trong 1 vai nam au, nhng chat lng van phong

21

NGHIEN CU KHA THI CAO OC

loai cao cap va sau o nang len ngang gia th trng van phong cung loai,
co xet en yeu to v tr ( USD/m2/thang). Trong khoang t au
nam en nay, gia cho thue van phong a tang manh t mc trung bnh
. USD/m2/thang len .. .. USD/m2/thang do s gia tang ve so cac
cong ty cung nh t co van phong mi.

Gia cho thue mat bang cafe bar: .. USD/m2/thang.

Gia cho thue bai gi xe: .. USD/v tr/thang.

5.3.1.4 T van ve Marketing va quan ly cao oc

e am bao hoan tat cong tac quang ba en vi th trng muc tieu trong
vong 6 thang t khi khi cong xay dng, viec t van marketing se c
giao cho nhng cong ty kinh doanh bat ong san uy tn va co kinh nghiem
quoc te am trach. oi ngu quan ly d an se xay dng mc ph c ban e
khch le n v phu trach cong tac marketing nham cho thue cao oc trong
thi gian ngan nhat va gia cho thue van sat vi gia th trng. Chung toi
hy vong rang ty le cho thue .....se at c 90% trong giai oan marketing
v ay se la cao oc au tien c hoan thanh trong khu vc CBD khi
nhng cao oc khac con ang trong ke hoach.
Viec s dung n v marketing quoc te nham am bao .....luon c bao
quan va c ieu hanh theo chuan quoc te.
Tuy ch bat au khoang 3 thang trc thi gian hoan thanh xay dng thc
te, mot cong ty Quan ly Cao oc co kinh nghiem quoc te se nhan s ch
ao t oi ngu quan ly d an cung luc vi n v thc hien nhiem vu marketing. Trong 18 thang au, viec quan ly cao oc se do mot chuyen gia
nc ngoai giau kinh nghiem va co uy tn am trach e am bao he thong
ieu hanh quan ly cao oc.
San pham
San pham chnh cua d an la khu van phong cho thue bao gom:
-

Mat bang tang 1 va tang lng c thiet ke danh rieng cho nganh
ac thu nh :
o Tong dien tch san:

.. m2

Dien tch s dung:

m2

Dien tch cong cong:

m2

22

NGHIEN CU KHA THI CAO OC

US$...../m2/thang

o n gia thue:
-

Mat bang t tang 2 en tang la khu van phong cho cac khach
hang co nhu cau ve van phong thue:
. m2

o Tong dien tch san:

Dien tch s dung:
Dien tch cong cong:
o n gia thue:
-

.. m2
.. m2
US$./m2/thang

Hai tang ham cua d an c thiet ke lam bai au xe oto cua cac
khach hang thue van phong tai cao oc:
o Tong dien tch san:
Sc cha:
o n gia thue:

m2
. oto
US$............/oto/thang

Hieu qua Kinh doanh

a- Doanh thu
Da vao cac ket qua phan tch th trng, doanh thu cua d an chu yeu la
cac san pham sau ay:
San Pham

Dien Tch

n Gia (US$)

Bai au Xe
Khu vc Ngan hang
Khu vc Van phong

Xem chi tiet doanh thu d kien trong phan phu luc
b- Gia von hang ban
Gia von hang ban c gia nh . % doanh thu.
c- Chi ph ban hang
Chi ph ban hang bao gom cac chi ph lien quan en viec quang ba san
pham d kien mc 2,5% doanh thu.
c- Chi ph quan ly

23

NGHIEN CU KHA THI CAO OC

Chi ph quan ly bao gom cac chi ph co nh nh lng & phuc li cho bo
phan quan ly, chi ph giao dch ngan hang, thiet b van phong pham, va
mot so chi ph khac. Chi ph nay d kien mc .. % doanh thu.
d- Thue
Cung nh cac cong ty kinh doanh khac, d an phai chu mc thue thu
nhap doanh nghiep 28%.
e- Khau hao
Khau hao c tnh theo phng phap ng thang. Thi gian hu ch cua
tai san c quy nh . nam.
Hieu qua tai chnh
Hien gia thuan cua d an NPV:

US$.............. trieu

Ty suat thu hoi noi bo IRR:

..%

Thi gian hoan von:

nam

24

NGHIEN CU KHA THI CAO OC

6 Phu Luc
Ph Lc 1
DOANH THU D KIEN
2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

2016

I. TANG HAM
Doanh thu bai au xe
O to:

..

- So lng cho au xe
- n gia/nam/cho

..

Doanh thu t bai au xe

..

II. KHU ..:

Doanh thu .
Dien
tch
Khu Thng Mai

Dien tch s dung

- n gia/m2/nam

- Ty le s dung
- Ty le khai thac
Doanh thu khu thng

..%

.%

..%

.%

.%

100%

100%

100%

100%

.%

25

NGHIEN CU KHA THI CAO OC

mai
III. KHU VAN PHONG:
Doanh thu khu van
phong
Khu Van Phong
Dien tch s dung
- Ty le s dung

..
..
.%

- Ty le khai thac
- Ty le tang gia hang nam
- n gia/m2/nam
Doanh thu khu van
phong
Tong Doanh Thu

.%

.%

..%

.%

.%

$......

26

NGHIEN CU KHA THI CAO OC

Ph Lc 2:
KET QUA HOAT ONG KINH DOANH D KIEN
2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

Doanh thu bai au xe

Doanh thu khu thng mai

Doanh thu khu van phong

-

Tong doanh thu

Gia von hang ban

Doanh thu thuan

Chi ph marketing

Chi ph quan ly

Khau hao
Li nhuan trc thue & lai vay

Lai vay

Li nhuan trc thue

au ky

Cuoi ky

Thue
Li nhuan rong

28%

..

..

..

..

..
.

..
.

.
.

..
.

.
.

..

.
.

..

..

..

..

..
.

..
.

.
-

.
-

..
.

..

.
-

..

.
-

..

.
-

.
.

.
.

27

NGHIEN CU KHA THI CAO OC

Ph lc 3:
DONG NGAN LU D KIEN
(Phng php gin tip)
2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

..

..

..

..

..

..

..

Dong Tien T HKD

Li nhuan rong

Lai vay

..

..

..

..

..

..

..

Khau hao

Tang/Giam von lu ong

Thay oi trongvon lu ong

Thay oi trong n ngan han

N ngan han khac

..

Dong Tien T HT
Tai san co nh hu hnh

Tai san co nh vo hnh

Chi ph tra trc dai han

Vay dai han

Von gop co ong

Dong Tien T HTC

Lai vay

28

NGHIEN CU KHA THI CAO OC

Co phieu pho thong

Co phieu u ai

Chia co tc
Dong Tien Thuan Trong Nam

DONG TIEN THUAN CUOI KY