Bàn về kỹ thuật điều chỉnh giá trong thẩm định giá bất động sản

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BAUTI/TAICHfNH

III

N/

BAN VE KY THUAT OlfiU

C H I N H G I A

^

TRONG THAM DINH GIA BAT DONG SAN

ThS. Le T h a n h N g o c 
DH N g a n h a n g TP. Ho Chi Minh

r

rong thdm dinh gid bdt dgng sdn (BDS) bdng phdcfng phdp so sdnh trdc tiep, sau 
khi thu thap ddcfc thong tin ve mdc gid giao dich cua nhdng BDS tddng tit, thdm 
dinh vien se tien hdnh dieu chinh cdc yeu td khde biet. Khi tien hdnh dieu chinh 
mgt yeu td, cdc yeu td khde ddOc cd dinh coi nhii khong co sd khde biet, cdc yeu 
td ndy ddcfc gid dinh ton tai nhii trong trang thdi cua BDS thdm dinh. Vdn de ddt ra Id 
dda tren sd gid dinh rdng, sd khde biet cua mot yeu td ndo do Idm cho gid bdn cua BDS 
so sdnh cao hotn BDS thdm dinh x% thi thdm dinh vien co the tinh diicfc gid bdn eua BDS 
thdm dinh gidm so vdi BDS so sdnh Id bao nhieu xet ve sd tiicfng ddi vd sd tuyet doi hay 
khong? Diia tren cdc hdm mo phong vd thong sd thiic te, tdc gid dd chiing minh rdng, 
neu CO sd ton tai nhieu hdn hai yeu td khde Met, thi khi xet rieng sit khde biet eua tdng 
yeu td, thdm dinh vien khdng the ndo tinh ddOc gid bdn cua BDS thdm dinh gidm mgt so

tuy^t ddi Id bao nhieu so vdi BDS so sdnh. Mat khiic, viec tinh todn cdc liicfng gidm tdctng 
ddi cUng khong co y nghia thdc tien. Td do, toe gid de xudt sd dung cdng thdc khde thay 
the cho cong thdc diige dp dung trong Phu lue 03, Tieu chuan 07 ve phdctng phdp so sdnh 
trong thdm dinh gid do Bg Tdi chinh ban hdnh.

De tham dinh gia BDS, phttdng p h a p dttdc stt
dung phd bien n h a t h i e n nay la phUdng p h a p

so sanh thi truttng. Theo phttdng p h a p nay,
ngtttti ta tim mpt sd BDS tttdng ttt vtti BDS
mue tieu, da dttdc giao dich t h a n h cdng trong
thtti gian gan vtti thtti diem t h a m dinh gia, sau
dd tien h a n h dieu chinh can t h i e t nhttng yeu
td khac biet de dtta mttc gia tua BDS so s a n h
ve mttt gia \i6c t i n h theo t r a n g t h a i cua BDS 
tham dinh. Trong bai viet nay, t a t gia p h a n
tich ky t h u a t dieu t h i n h khi t h a m dinh mpt
BDS mue tieu la Id dat trd^ng, so s a n h vtti t a t h
httdng dan dieu chinh theo Phu luc 03, Tieu
chuan 07 ve phttdng p h a p so s a n h , ban h a n h
theo Quyet dinh sd 07/2008/QD-BTC, ngay
29/1/2008 cua Bd Tai chinh, ttt dd rttt r a n h a n
xet va dtta ra khuyen nghi ve stt dieu chinh
thich hdp.

vdi gia giao dich la B = 11,5 trieu ddng/m^
Gia stt BDS so s a n h cd hai diem k h a t biet so
vtti BDS t h a m dinh:

- Yeu td thtt n h a t la dd rpng ngo: yeu td dp
rdng ngo cua BDS so s a n h tdt hdn BDS t h a m
dinh nen lam cho gia ban cua BDS so s a n h
cao hdn BDS t h a m dinh: ve sd tttdng ddi la

10%, sd tuyet ddi la A*10% (1)

- Yeu td thtt hai la dien tich 16 dat: yeu td dien
tieh 16 dat cua BDS so sanh tdt hdn BDS t h a m

dinh nen lam cho gia ban cua BDS so sanh cao
hdn BDS tham dinh: ve sd tttdng ddi la 5%, sd
tuyet ddi la A*5% (2)
Ttt (1) va (2) t a td gia cua BDS so s a n h la:
B = A-^A*10% -I- A*5% = A(l -h 10% + 5%) 
Suy ra, gia ban udt tinh cua BDS t h a m dinh la:
A = B/(l + 10% -^• 5%) - 11,5/1,15 = 10 trieu 
ddng/m^ (3)

Gia stt can t h a m d i n h mdt Id d a t t r d n g ma
gia tri thi trttttng Im^ la A (la mttc gia chtta
biet, t h a m dinh vien can dde t i n h ) , qua thu 
thap thong tin t r e n t h i trttttng, t h a m d i n h
vien tim dttttc mdt BDS tttdng ttt cd t h e so
sdnh dttdc, vtta dttttc giao dich t r e n thi trttdng

Theo httdng dSn d Phu luc 03, Tieu t h u a n 07
t u a Bd Tai chinh, qua t r i n h dieu t h i n h phai
t i n h toan dttdt stt k h a t biet tiia mdi mot yeu td
lam cho gia tri ciia BDS t h a m dinh gia khac
biet bao nhieu so vdi gia ban cua BDS so s a n h .
O day, ehung ta can lam ro mpt diem h e t sttc

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I l l DAU Tir TAI CHINH

quan trpng, k h i t i e n h a n h dieu c h i n h mdt yeu
to, t a p h a i cd d i n h cac yeu to t d n lai, coi nhtt
k h d n g cd stt k h a c biet. Nhttng cac yeu t d k h a c
se cd d i n h nhtt t h e nao? Vi qua t r i n h dieu c h i n h
t u a n theo nguyen tttc, lay BDS t h a m d i n h gia

l a m t h u a n , ne'u mdt yeu t d l a m eho B D S so
s a n h t d t h d n BDS t h a m d i n h t h i t a dieu t h i n h
gia b a n cua BDS so s a n h giam xudng; ngttde
lai t h i dieu t h i n h gia b a n t u a BDS so s a n h
t a n g len. Dieu n a y ngu y rttng, k h i t i e n h a n h
dieu chinh mpt yeu td, c a t yeu to k h a t p h a i td
d i n h trong t r a n g t h a i t u a BDS t h a m dinh. Trtt
lai vdi t a t gia d i n h t r e n :

- Do yeu td' dd rdng ngo, gia t u a BDS so s a n h
eao h d n BDS t h a m dinh la 10%. Vi yeu td dien
t i t h Id dat dttdt t d dinh nhtt t r a n g t h a i t u a BDS
t h a m dinh, n e n gia t u a BDS so s a n h theo gia
dinh nay se khdng phai la B = 1.150 trieu ddng
ma la B I (B chiu a n h httdng bdi hai n h a n td dp
rdng ngo va dien tich 16 dat, cdn B I chiu a n h
httttng cua moi n h a n to dp rpng ngo). Do dd:

B I = A + A*10% = A ( l -H 10%)

Suy ra, A = Bl/(1+10%) = B 1 * [ 1 - H 1 / ( 1 - H 1 0 % ) - 1]
Nhtt vay, do yeu td' dp rdng ngo, gia eua BDS
t h a m dinh (A) giam so vtti gia eua BDS so
s a n h (BI - xet t r o n g t r a n g t h a i chi cd mot stt
k h a c biet la n h a n t d dp rpng ngo) la:

H- Ve sd tttdng ddi:

[1/(1 -H 10%)] - 1 = -0,091 (4a)
H- Ve Ittdng tuyet ddi:

Bl*[l/(1-H 10%)-1]=B1*(-0,091) (4b)
- Do yeu t d dien tich 16 dat, gia cua BDS so
s a n h cao h d n BDS t h a m d i n h la 5%. Vi yeu
td dp rdng ngo d\iac cd d i n h nhtt t r a n g t h a i 
t u a BDS t h a m dinh, n e n gia tiia BDS so s a n h
theo gia dinh n a y se k h 6 n g p h a i la B = 1.150
trieu ddng m a la B2 (B chiu a n h httdng bdi h a i
n h a n td dp rpng ngo va dien tieh 16 dat, cdn
B2 chiu a n h huttng cua mdi n h a n t d dien tieh
16 dat). Do do: B2 = A -h A*5% = A ( l -i- 5%)

Suy r a , A = B2/(l + 5%) = B2*[l-h 1/(1-H 5%) - 1]

Nhtt vay, do yeu t d dien tich 16 dat, gia cua
BDS t h a m dinh (A) giam so vtti gia cua BDS
so s a n h (B2 - xet t r o n g t r a n g t h a i chi cd m d t
stt k h a t biet la n h a n t d dien tich 16 d a t ) la:

-(- Ve sd tttttng ddi: |

[ 1 / ( 1 - H 5 % ] - 1 = -0,048 (5a)

H- Ve Ittttng t u y e t ddi :

B 2 * [ l / ( l + 5 % ) - 1] = B2*(-0,048) (5b)
Qua p h a n t i t h d t r e n , chttng t a ed t h e t i n h toan
dttdt, do stt k h a o b i e t eua mdi n h a n to, gia tua
BDS t h a m d i n h g i a m m o t so' tttttng ddi so vdi
gia t u a B D S so s a n h l a bao n h i e u p h a n tram

(4a, 5a). N h t t n g chttng t a h o a n t o a n khdng
t h e t i n h dttdt stt k h a e b i e t cua mdi n h a n td
l a m cho gia cua B D S t h a m d i n h g i a m mot j
Ittdng t u y e t ddi la b a o n h i e u so vtti gia cua ' 
BDS so s a n h . Dieu n a y la vi t r o n g edng thttc
(4b, 5b), chttng t a k h d n g t h e b i e t dttttc cac gia j
t r i cua B I va B 2 .

Doi chieu vtti httttng d i n t r o n g P h u luc 03,
Tieu c h u a n 07 t u a Bp T a i t h i n h , gia t r i BDS •
t h a m d i n h g i a m m p t Ittdng so vtti gia cua BDS
so s a n h la (theo t a t h t i n h cua Bp T a i chinh):

- Do stt k h a t b i e t eua dp r d n g n g o :
+ Lttdng g i a m tttdng ddi:

[1/(1-Hl0%)]-1= -0,091 (6a)
H- Lttdng g i a m t u y e t ddi:

B*[iy(l+10%)-l]=ll,5*(-0.091)=-1.0465trieu/m2
(6b)

- Do stt k h a t b i e t t u a d i e n t i e h Id d a t :
-I- Lttdng g i a m tttdng ddi:

[ l / ( l + 5 % ) ] - l = -0,048 (7a)
+ Lttdng g i a m t u y e t ddi:

B*[iy(l + 5%)-l] =ll,5*(-0,048)=-0,552 trieu/m^
(7b)

- T d n g lttdng g i a m tttdng ddi do a n h httdng
bdi h a i n h a n td':

[1/(1 + 10%)] + [1/(1 + 5%)] - 2 = -0,139 (8)
- T d n g Ittdng g i a m t u y e t ddi do a n h httttng bdi
h a i n h a n td':

-1,0465 - 0,552 = - 1.5985 t r i e u d d n g (9)
- Gia b a n tttte t i n h 1 m^ d a t cua BDS t h a m dinh:
A = 11,5*(1 - 0,139) = 9.9015 trieu ddng/m^ (10)
Ro r a n g each t i n h t o a n t h e o P h u luc 03 la
k h d n g c h i n h xac. Vi each t i n h n a y khdng
t u a n t h e o n g u y e n t a c l a k h i x e t stt k h a c biet
t u a m p t yeu td, t a p h a i cd d i n h cac yeu td
k h a c k h 6 n g ddi t h e o t r a n g t h a i cua BDS
t h a m d i n h , do v a y ke't qua (6b) v a (7b) khac

Congnghengan hang

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DAU TI/TAI CHINH I I I

vtti (4b) va (5b), la ke't qua p h a n a n h stt co'
dinh cua t a t yeu t d k h a t k h i xet r i e n g mdt
yeu td. Mat k h a t cdng thttc (8) dttng de t i n h
tdng Ittdng giam tttdng ddi (gpi la t d n g ty le
dieu chinh) la k h 6 n g td y nghia, vi ttt (4b) va
(5b), 1% cua BI khac 1% cua B2 va do dd chttng
ta khong the cdng hai gia tri nay lai vtti nhau.

(gpi la mttc dieu chinh theo Phu luc 03) thi khdng
t i n h dttdc vi thieu thong tin t a t gia tri B I va B2.
Viec tinh t a t mttc dieu t h i n h nhtt t6ng thttt (6b)
va (7b) la kh6ng t h i n h xac.

- C6ng thttc (9) dttdt stt dung de tinh tdng Ittdng
giam tuyet ddi (gpi la tdng dieu t h i n h thuan) la
khong t h i n h xat vi tdng thttt (9) dttdt suy ra ttt
tdng thttc (6b) va (7b).

- Tdng Ittdng giam tttdng ddi cua gia tri BDS
t h a m dinh so vdi gia tiia BDS so sanh dttdt tinh
nhtt tdng thttt (8) la khong chinh xat, vi ttt (4b)
va (5b), 1% cua B I khac 1% cua B2 va do dd
thttng ta kh6ng the tong hai gia tri tttdng ddi
nay lai vtti nhau dttdt. Thttc te, ttt cdng thttc (3)
ta tinh dttdc Ittdng giam tttdng ddi la: [1/(1-1- 10%
-I- 5%) - 1] - -0,130, day la each tinh chinh xac.

Tom lai, each tinh theo httdng dan cua Phu luc
03, Tieu chuan 07 vtta kh6ng chinh xac, lai vtta
phttc tap va khd hieu. Do vay, tac gia de xua't,
de ttdc tinh gia tri cua BDS tham dinh, nen stt
dung c6ng thttc (3) vi cong thttc nay c6 UU diem la
chinh xac, each tinh toan ddn gian va de hieu"

Tai lieu tham khao

;. B6 Tdi chinh ( 2005, 2008), Tieu chudn thdm dinh gid

so 06 - Nhiing nguyen tdc kinh te chi phdi hoat dong thdm 
dinh gid, ban hdnh theo Quyet dinh sd 77/2005/QB-BTC; 
Tieu chudn so 07- Phuang phdp so sdnh, ban hdnh theo 
Quyet dinh so 129/2008/QB-BTC.

2. Bo Tdi chinh (2005, 2008), Tdi lieu boi duang vi thdm 
dinh gid, lUu hdnh noi bo.

3. Cdc vdn bdn phdp quy: Phdp lenh gid 2002, Luat Bdt 
dai 2003

4. Nguyen Minh Hodng (2008), Binh gid tdi sdn vd gid tri 
doanh nghiep, Nhd xudt bdn Lao dgng - Xd hgi.

5. Dodn Vdn Trudng (1999), Cdc phuang phdp thdm dinh gid 
bdt dgng sdn, Nhd xudt bdn Khoa hgc - Ky thuat Hd Ngi. 
6. Tieu chudn thdm dinh gid quoc te, IVSC, 2003 vd 2005

Ke't luan

- Co the tinh dttdc stt khac biet cua mdi mot
nhan td lam cho gia tri cua BDS t h a m dinh giam
bao nhieu phan t r a m so vtti gia ban cua BDS so
sanh (gpi la ty le dieu chinh theo each gpi trong
Phu luc 03) nhttng lttdng giam ve m a t tuyet ddi