TI

PHNG PHP SO SNH TRONG

NH GI TI SN

Thnh vin tham gia nghin cu

Phan Cng An
Phm Quc Anh
Trn Mnh Cng
Phm Trng Giang
Phm Quc Thnh Nam

A.Tm tt ni dung nghin cu

I. Ni dung ca phng php so snh trong nh gi ti sn
1. Gii thiu chung v phng php so snh
1.1. Khi nim
1.2. C s l lun
1.3. Cc thut ng lin quan
2. Cc trng hp p dng phng php so snh trong thm nh gi
3. Nguyn tc v iu kin cn thit thc hin phng php
3.1. Nguyn tc ng dng
3.2. iu kin thc hin
4. Cc bc tin hnh phng php
5. Thi gian v iu kin thu thp thng tin
5.1. Thi gian thu thp thng tin
5.2. iu kin thu thp thng tin
6. Phng php phn tch v s dng thng tin
7. Qu trnh iu chnh mc gi ca ti sn so snh
7.1. Cc yu t so snh c bn cn thu thp,iu chnh i vi 1 s loi hnh TS
7.2. i tng iu chnh
7.3. Cn c iu chnh
7.4. Nguyn tc iu chnh
7.5. Phng thc iu chnh
7.6. Th t iu chnh
7.7. Nguyn tc khng ch

II. V d ng dng trong thc tin

III. u, nhc im v nhng kh khn khi s dng phng php
1. u im
2. Nhc im
3. Nhng kh khn

I/ NI DUNG PP SO SNH TRONG TG TI SN.

1. Gii thiu chung v phng php so snh.
1.1. Khi nim
Phng php so snh l phng php thm nh gi da trn c s phn tch
mc gi ca cc ti sn tng t vi ti sn cn thm nh gi giao dch thnh
cng hoc ang mua, bn trn th trng vo thi im cn thm nh gi hoc
gn vi thi im cn thm nh gi c tnh v xc nh gi tr th trng ca
ti sn.
1.2. C s l lun.
Phng php so snh da trn l lun cho rng gi tr th trng ca mt ti sn c
mi lin h mt thit vi gi tr ca cc ti sn tng t c th so snh c c mua
bn trn th trng. V th pp ny quan tm n s nhn bit v o lng tc ng ca s
hin hu, hoc thiu vng ca mt s c tnh k thut c trong cc ti sn c th so snh
c.
PP so snh i hi phi tm kim cc ti sn c giao dch trn th trng hin
hnh, v tng i ging so vi ti sn, i tng cn TG. Tin hnh phn tch gi bn/
gi cho thu ca cc ti sn c th so snh c, v lm nhng iu chnh thch hp
phn nh bt k s khc nhau no gia chng v ti sn mc tiu, t xc nh ra gi tr
ca ti sn mc tiu cn TG.
Phng php ny p dng thm nh gi cc ti sn cn thm nh gi c giao
dch ph bin trn th trng.
1.3. Cc thut ng lin quan.
Giao dch ph bin trn th trng l hot ng mua, bn ti sn c tin hnh cng
khai trn th trng. Mt ti sn c xc nhn l c giao dch ph bin khi c t nht 3
ti sn tng t c giao dch mua, bn trn th trng.
Ti sn tng t l ti sn cng loi, c cc c trng c bn tng ng (gn ging)
vi ti sn cn thm nh gi v mc ch s dng, c im php l, c im kinh t k
thut, hnh dng kch thc, nguyn l cu to, tnh nng k thut, tnh nng s dng.
Ti sn so snh l ti sn tng t vi ti sn cn thm nh gi giao dch thnh
cng hoc ang mua, bn trn th trng vo thi im cn thm nh gi hoc gn vi
thi im cn thm nh gi.

Cc yu t so snh l cc thng s kinh t, k thut ch yu, tnh trng php l, mc

gi giao dch, thi gian, iu kin giao dch (iu kin th trng, iu kin bn, iu
khon ti chnh) v cc yu t khc c lin quan (c im ti sn, c im kinh t k
thut, tnh trng s dng, ti sn khc bn km theo) c nh hng ln n gi tr ti
sn.
n v so snh chun l n v tnh c bn ca ti sn m c th quy i theo n v
v chun so snh gia cc ti sn cng loi vi nhau. V d: mt, m 2, m3, hecta,
phng, ging bnh, gh ngi, n v thu, nng sut, sn lng/hcta, sn phm/ca my,
cng sut; kg, t, tn ...
Tng gi tr iu chnh thun l tng mc iu chnh theo cc yu t so snh c tnh
n du m (iu chnh gim) v du dng (iu chnh tng), ngha l khng xt v gi
tr tuyt i ca mi ln iu chnh.
Tng gi tr iu chnh gp l tng mc iu chnh theo cc yu t so snh v gi tr
tuyt i.
Mc gi ch dn l mc gi giao dch thnh cng ca ti sn sau khi c iu
chnh theo cc yu t so snh ca ti sn so snh vi ti sn cn thm nh gi. Cc mc
gi ch dn l c s cui cng c tnh mc gi ca ti sn cn thm nh.
Giao dch thnh cng trn th trng l cc hot ng mua bn ti sn din ra, ti
sn c bn bn giao hng, chuyn quyn s hu (quyn s dng - i vi t) cho
bn mua v nhn thanh ton; bn mua c ngha v thanh ton cho bn bn, nhn hng v
quyn s hu hoc quyn s dng theo tha thun.
2. Cc trng hp p dng pp so snh trong TG.
PP so snh trc tip l pp chung cho vic thm nh gi cho mua/bn, thm nh
gi tr ti sn th chp, thm nh gi tr nh thu ti sn, nh gi cho vic mua v
chuyn quyn s hu t ai ca Nh nc, TG cho cc ti sn c cc bng chng v
bn v cho thu c th s dng c.
PP so snh trc tip thng c coi l u vo cho cc pp TG khc nh cc pp
chi ph v pp thng d.
PP so snh trc tip l c s cho hu ht cc TG c s tham gia ca my vi tnh
nh h thng nh gi hng lot trn my vi tnh c s dng TG cc ti sn cho
mc ch nh thu.
PP ny thng c s dng thm nh gi tr ti sn trong cc trng hp sau:

- Thm nh gi t hoc gi nh t cho cc yu cu ( mc ch ): mua, bn, th

chp, gp vn, phn chia quyn li v ti snPhng php ny c th p dng cho hu
ht cc loi bt ng sn ngoi tr cc bt ng sn c bit nh trm xng du, khch
sn, hay cc cao c thng mi.
- Phng php ny cng c th p dng tnh tin thu bt ng sn. Tuy nhin
khi xc nh tin cho thu, ngi ta thng s dng phng php u t thc hin.
- c bit thch hp thm nh gi cho nhng bt ng sn dn dng, c tnh ng
nht cao nh t trng, cc cn h chung c, cc dy nh ph lin k c xy dng
cng mt kiu, cc bt ng sn lin k hoc cng khu vc. Cc BS thng mi - dch
v; tc cc BS thng c mua bn ph bin trn th trng.
Phng php so snh trc tip thng t s dng TG nhng BS cng
nghip, nhng BS bit th cng s trng hc, bnh vin, khch sn, nh hng, nh ht,
rp chiu bng, khu vui chi gii tr, th thao, cc cng trnh cng cng...v trn th
trng t hoc khng c nhng giao dch nn khng c c s so snh.
3. Cc nguyn tc v iu kin cn thit thc hin pp.
3.1. Nguyn tc ng dng.
2 nguyn tc quan trng:
- Nguyn tc thay th: mt nh u t c l tr s khng tr gi cho mt ti sn c
nhiu hn s tin mua mt ti sn tng t c cng s hu ch.
- Nguyn tc ng gp: qu trnh iu chnh c tnh gi tr ti sn phi da
trn c s c s tham gia ng gp ca cc yu t hnh thnh nn gi tr ca ti sn.
3.2. iu kin thc hin.
1. Cht lng ca thng tin phi cao.
2. Thng tin cn phi ph hp, kp thi, chnh xc, c th kim tra c, y
v ng tin cy.
3. Thng tin thu thp c c th so snh c.
Trong trng hp nhng cuc mua bn c th so snh c li khng ging
nhau lm v tnh cht c bit ca ti sn c xem xt, iu s gy nh
hng n tnh chnh xc ca pp ny.
4. Th trng cn phi n nh.

Nu th trng c bin ng, pp so snh trc tip kh t c mc

chnh xc, mc d cc i tng so snh c cc tnh cht ging nhau v mi
mt.
n nh v gi c: gi c th trng phi c duy tr n nh, trnh vic
i gi mt s mt hng c nhu cu thit yu mt s thi im. (V
d nh cc mt hng qun o, lng thc, thc phm... thng tng gi t
bin vo dp cui nm do nhu cu ca ngi dn tng cao trong dp ny).
Vic ng k gi, k khai gi, nim yt v bn theo gi nim yt, nht l
vi cc mt hng thit yu i vi sn xut, i sng phi tun th theo cc
quy nh v c kim tra cht ch.
n nh t gi v th trng ngoi hi.
Cung - cu n nh.
- m bo cc loi hng ha cung ng trn th trng phi p ng nhu
cu ca ngi tiu dng.
- cung ng ngoi t cho nhu cu sn xut kinh doanh cn thit ca cc
doanh nghip.
Li sut n nh.
4. Cc bc tin hnh pp.
i vi mi loi ti sn c th cc bc tin hnh c th c nhng im khc
nhau. Nhng tm li, pp so snh trc tip c tin hnh tun theo quy trnh sau:
Bc 1: Nghin cu th trng c thng tin v gi giao dch, gi nim yt hoc
gi cho bn v cc yu t so snh ca nhng ti sn tng t vi ti sn cn thm nh
gi, giao dch thnh cng hoc ang mua, bn trn th trng.
Bc 2: Thu thp, kim tra thng tin, s liu v cc yu t so snh t cc ti sn
cng loi hoc tng t c th so snh c vi ti sn cn thm nh gi giao dch
thnh cng hoc ang mua, bn trn th trng vo thi im cn thm nh gi hoc gn
vi thi im cn thm nh gi.
Bc 3: La chn n v so snh chun v xy dng bng phn tch, so snh i
vi mi n v so snh chun.
Bc 4: Phn tch, xc nh cc yu t khc bit gia ti sn so snh v ti sn cn
thm nh gi t thc hin iu chnh gi ca cc ti sn so snh theo s khc bit v
cc yu t so snh so vi ti sn cn thm nh gi, tm ra mc gi ch dn cho mi ti
sn so snh.

Bc 5: Phn tch tng hp cc mc gi ch dn ca cc ti sn so snh, rt ra

mc gi ch dn i din c tnh v xc nh mc gi ca ti sn cn thm nh.
Thm nh vin v gi phi tun th y Quy trnh thm nh gi quy nh ti
Tiu chun s 05-Quy trnh thm nh gi ti sn, ban hnh km theo Quyt nh s 77/
2005/Q-BTC ngy 01 thng 11 nm 2005 ca B trng B Ti chnh
5. Thi gian v iu kin thu thp thng tin.
5.1. Thi gian thu thp thng tin.
Thng tin v ti sn so snh l nhng thng tin phi c thu thp khi ti sn
giao dch thnh cng hoc ang mua, bn trn th trng vo thi im cn thm nh gi
hoc gn nht vi thi im cn thm nh gi v vi a im giao dch gn nht vi ti
sn cn thm nh gi.
Trng hp khng thu thp c nhng thng tin trong khong thi gian cn thm
nh gi hoc gn nht vi thi im cn thm nh gi th c th thu thp thng tin v ti
sn so snh trong thi gian trc ti a 01 nm tnh n thi im cn thm nh gi.
Trng hp gi ti sn c bin ng trong khong thi gian t thi im chuyn
nhng thnh cng ca ti sn so snh n thi im cn thm nh gi th trc khi thc
hin vic iu chnh mc gi ca ti sn so snh theo cc yu t so snh, cn phi iu
chnh (tng hoc gim) mc gi giao dch thnh cng theo ch s bin ng gi ca loi
ti sn do cc c quan c trch nhim cng b hoc do thm nh vin v gi thng k
tnh ton cho ph hp vi bin ng ca gi th trng trong khong thi gian ny.
5.2. iu kin thu thp thng tin:
Thng tin phi c thu thp t kt qu cc giao dch thnh cng trn th trng
trong bn mua, bn bn c kh nng tip cn thng tin v ti sn nh nhau, tha thun
mua bn khng tri vi quy nh ca php lut, t nguyn, khng chu bt c sc p no
t bn ngoi.
Thng tin thu thp phi m bo khch quan ng theo thc t cc giao dch ti
sn v da trn bng chng c th chng minh v mc gi ca ti sn giao dch
thnh cng trn th trng, ghi r ngun gc, thi gian thu thp thng tin trong bo co
thm nh gi. Ty tnh hnh thc t ca ti sn m thm nh vin c th thu thp cc
chng c th trng la chn t mt trong cc ch dn (hoc trong tt c cc ch dn) sau:
thng qua cc hp ng, ha n, chng t mua bn; cc kt qu giao dch thnh cng
trn cc sn giao dch; cc phng tin thng tin i chng; cc phiu iu tra thc t th

trng ca cc thm nh vin v gi; cc chng c c ghi trong cc vn bn ca cc

c quan nh nc, cc doanh nghip sn xut, kinh doanh.
- i vi cc thng tin v gi ti sn giao dch thnh cng trn th trng thu
thp thng qua phng vn qua in thoi, phng vn trc tip, qua phng tin thng tin
i chng, sn giao dch bt ng sn, trn mng Internet th thm nh vin v gi
phi c s thm nh, xem xt, nh gi v kim chng thn trng bo m nhng thng
tin c th s dng c trc khi s dng vo phn tch, tnh ton.
- i vi cc ti sn ang cho bn (giao dch cha thnh cng), thm nh vin
cn phi thu thp thng tin, so snh gia mc gi cho bn (thng cao hn gi ph bin
trn th trng) vi gi th trng c s iu chnh hp l, tm ra mc gi ph hp
trc khi s dng a vo lm mc gi so snh.
- i vi cc ti sn ang cho mua (giao dch cha thnh cng), thm nh vin
cn phi thu thp thng tin, so snh gia mc gi cho mua (thng thp hn gi ph
bin trn th trng) vi gi th trng c s iu chnh hp l, tm ra mc gi ph
hp trc khi s dng a vo lm mc gi so snh.
Thm nh vin v gi phi lu gi cc bng chng v: gi ti sn giao dch
thnh cng hoc ang mua, bn trn th trng v thi im din ra giao dch, a im
giao dch, mt hoc nhiu bn tham gia giao dch, cc chng c so snh trong H s
thm nh gi bo m p ng yu cu kim tra ca c quan qun l Nh nc v
thm nh gi khi cn thit hoc phc v vic x l tranh chp v kt qu thm nh gi
(nu c pht sinh).
6. Phng php phn tch v s dng thng tin.
Phn tch, so snh rt ra nhng im tng t v nhng im khc bit, nhng
li th v im bt li ca ti sn cn thm nh gi vi ti sn so snh. Vic phn tch
c thc hin trn 2 hnh thc:
Phn tch nh lng (phn tch theo s lng):
- Phn tch theo cp.
- Phn tch s liu theo nhm.
- Phn tch thng k.
- Phn tch hi qui.
- Phn tch bng th.
- Phn tch nhy.
- Phn tch xu hng.
- Phn tch chi ph.

Phn tch s liu th cp.

So snh trc tip.
Vn ha s khc bit trong tin thu.

tm ra mc iu chnh l s tin hoc t l phn trm (%).

Phn tch nh tnh (phn tch theo cht lng):
- Phn tch so snh tng quan.
- Phn tch xp hng
- Phng vn cc bn lin quan.
Phn tch nh tnh cho kt qu iu chnh l dy s ln hn (c du iu
chnh l m) hoc nh hn (c du iu chnh l dng).
7. Cc nguyn tc khi iu chnh mc gi ca ti sn so snh.
iu chnh mc gi ca cc ti sn so snh cn c vo chnh lch cc yu t so snh.
Phn tch, so snh rt ra nhng im tng t v nhng im khc bit, nhng u
im v bt li ca ti sn cn thm nh gi vi ti sn so snh. Vic phn tch, so snh
thc hin i vi cc yu t so snh nh lng (c th lng ha thnh tin) trc, cc
yu t so snh nh tnh (khng th lng ha thnh tin) sau.
7.1. Cc yu t so snh c bn cn thu thp,iu chnh i vi 1 s loi hnh TS
7.1.1. Bt ng sn
a) Nh dn c
-

Tnh trng php l

Cc iu khon v ti chnh ca cc giao dch
+ Bn tr lm nhiu ln
+ H tr li sut vay th chp
- Theo thi hn giao t
- Tnh cht ca cc cuc giao dch
- Chi ph b ra ngay sau khi mua
- Gi tr ti sn khng phi l BS
- Tnh hnh th trng lc giao dch
- a im, thu
- Cc c im t nhin
- Quy hoch
- c im ti sn trn t
b) Ca hng, ch, siu th, khu thng mi
- Gi bn, thu.

- V tr, kh nng sinh li.

- Thi gian kinh doanh (mt bui hay c ngy).
- Chiu rng mt tin.
- iu kin bn, thu mn mt bng.
- iu kin giao nhn v phn phi hng ha (ch t, xe my, bi xp d hng
ha).
- S ph hp ca thit k vi cng nng lm ni bn hng ca cng trnh.
- H thng phng chng chy n, li thot him.
- Dch v v sinh, thu gom rc.
- S thun tin cho ngi mua hng.
- Cc yu t khc.
c, Vn phng.
- Gi thu.
- Din tch s dng.
- a im, v tr.
- H thng iu ha nhit , phng chy cha chy.
- H thng thng tin, lin lc.
- H thng nh sng.
- S ph hp ca thit k vi cng nng lm vn phng ca cng trnh.
- Cu thang my, li thot him.
- Dch v v sinh, mi trng.
- H thng bo m an ninh.
- Chi ph v mc sn c dch v qun l, duy tu.
- Cht lng qun l.

- iu kin bn, thu mn....

d, Bt ng sn cng nghip.
- a im, v tr.
- Gi thu.
- Cc dch v cp v thot nc, cung cp in, kh ha lng, in thoi, vin thng, x l
nc thi.
- Mc thun li hay kh khn ca h thng giao thng ni b phc v cung cp
vt t, giao nhn hng ha.
- H thng giao thng ni lin vi cng, ga tu ha, ga hng khng, khu dn c.
- m bo nh sng t nhin.
- a hnh t.
- Tnh trng trt t, tr an khu vc.
- Cc phng tin chng chy n, h thng v sinh v thng gi, thot him.
- S ph hp ca thit k xy dng vi mc ch v loi hnh sn xut, kinh
doanh.
- S sn c cc ngun lao ng ca a phng v cc vng ln cn.
- H thng nh n, phc li x hi v bi t.
- Cc yu t khc.
e, Trang tri.
- t ai, mt nc.
- c tnh php l.
- V tr.
- a hnh (dc, bng phng).
- Kh hu v lng ma.
- Quy m trang tri.
- Nng sut.

- H thng ti, tiu.

- ng vo v ra.
- Hng ro v cng.
- ng nc v in.
- Nh ca.
- Loi, hng, tnh trng v c im ca cng trnh xy dng phc v trang tri.
- Cc yu t khc.
7.1.2. ng sn: (tu thuyn, phng tin vn ti, my, thit b)
a, Cc thng s c trng kinh t k thut c bn nht ca loi my, thit b.
- i vi my, thit b cn ch cc thng s c bn: cu to my, thit b , cng sut,
nng sut, kh nng gia cng, kch thc vt gia cng, sc cha, mc tiu hao nhin
liu,
- i vi phng tin vn ti cn ch cc thng s c bn: loi hnh, cng sut
my, mc tiu hao nhin liu, trng ti, trang b km theo, tin nghi ni tht
b, iu kin bn: ch bo tr, bo hnh, hng dn s dng, lp rp, thit b km
theo...
7.2. i tng iu chnh:
l gi bn hoc gi quy i v n v so snh chun (gi giao dch thnh cng hoc
gi cho mua, gi cho bn trn th trng sau khi c s iu chnh hp l v mc gi
mua bn ph bin trn th trng).
- t ai, trang tri: gi/m2, gi/mt di mt tin, gi/so
- Cn h chung c, bit th: gi/cn h, gi/m2;
- Kho hng: gi/m3, gi/m2;
- Cu tu, bn cng: gi/m2, gi/ha;
- Bnh vin: gi/ging bnh;
- Rp chiu phim: gi/gh ngi;
- My-thit b: gi/n v cng sut (CV), gi/n v k thut ch yu;....

7.3. Cn c iu chnh:
Da vo chnh lch cc yu t so snh (kh nng sinh li, tnh trng php l, c s
h tng, cc c im t nhin: v tr, hnh dng tha t, hng, cnh quan, mi trng,
thit k ni tht, ngoi tht, t l s dng t, quy nh v chiu cao cng trnh, cng
sut, nng sut, h s tiu hao nguyn liu, nhin liu....) gia ti sn so snh v ti sn
cn thm nh gi.
7.4. Nguyn tc iu chnh:
- Mi mt s iu chnh v cc yu t so snh phi c chng minh t cc chng
c iu tra thu thp c trn th trng.
- Khi iu chnh gi theo chnh lch ca mt yu t so snh th c nh nhng yu
t so snh cn li (coi nh ging nhau).
- Ly ti sn cn thm nh gi lm chun.
- Nhng yu t ti sn so snh km hn so vi ti sn cn thm nh gi th iu
chnh tng mc gi tnh theo n v chun ca ti sn so snh (cng).
- Nhng yu t ti sn so snh vt tri hn so vi ti sn cn thm nh gi th
iu chnh gim mc gi tnh theo n v chun ti sn so snh (tr).
- Nhng yu t ti sn so snh ging (tng t) vi ti sn cn thm nh gi th
gi nguyn mc gi ca ti sn so snh (khng iu chnh).
Lu :
-

Cc iu chnh khng nn lm qu chi tit.

Mi iu chnh cn c bng chng th trng.

t cu hi: s hin din hoc thiu vng ca yu t no to nn s khc bit

v gi ca ti sn trn th trng.

7.5. Phng thc iu chnh.

- iu chnh theo s tin tuyt i: p dng i vi chnh lch cc yu t so snh
c th lng ha thnh tin nh: iu kin thanh ton, chi ph php l, trang b ni tht,
sn vn, b bi, gara t... (i vi bt ng sn); iu kin thanh ton, thit b km
theo, chi ph lp t, hun luyn s dng... (i vi my, thit b).
- iu chnh theo t l phn trm: p dng i vi chnh lch cc yu t so snh
khng th lng ha thnh tin nh: mi trng, cnh quan, iu kin h tng, v tr (i
vi bt ng sn); nm sn xut, c trng k thut ch yu (i vi my, thit b).
Nhng yu t no lin quan n giao dch c quan h nguyn nhn - kt qu th
nhn vi nhau; nhng yu t lin quan n ti sn c quan h tng tc th cng vi
nhau.

Thm nh vin v gi phi cn c vo iu tra th trng, tm ra cc bng chng

v chnh lch gi ca tng yu t so snh a vo tnh ton, iu chnh cho ph hp.
7.6. Th t iu chnh: thc hin iu chnh theo s tin tuyt i trc, iu
chnh theo t l phn trm sau.
- B1: Xc nh yu t so snh c nh hng n gi tr ca loi ti sn cn nh
gi.
- B2: So snh cc c im ca cc ti sn so snh vi ti sn mc tiu v c
lng s khc bit trong mi yu t so snh.
- B3: Xc nh s lng iu chnh thun ca mi ti sn so snh v p dng cho
mi n v gi bn v gi bn ca cc ti sn so snh c c khong gi bn hoc
n v gi bn cho ti sn mc tiu.
- B4: Thc hin sp xp ng hng ca cc ti sn so snh vi ti sn mc tiu.
- B5: Thc hin s ha hp dy gi tr i vi ti sn mc tiu.
Bng iu chnh cc mc gi ch dn theo cc yu t so snh:

TT

Yu t so snh

Gi bn

Tng din tch

Gi bn/m2

iu chnh theo
cc yu t so snh

D1

Yu t so snh 1
T l
T l iu chnh
Mc iu chnh
Gi sau iu chnh

D2

Yu t so snh 2

Ti sn

Ti sn

Ti sn

Ti sn

thm nh
gi

so snh 1

so snh 2

so snh 3

Cha bit

bit

bit

bit

Cha bit

T l
T l iu chnh
Mc iu chnh
Gi sau iu chnh
.
E

Mc gi
ch dn/m2

Mc gi ch dn
tng ti sn
Thng nht mc gi ch dn

S ln iu chnh
Tng gi tr iu chnh thun (triu
)
Tng gi tr iu chnh gp (triu
)
7.7. Nguyn tc khng ch:

Phi bo m ln ca tng mc gi ch dn iu chnh; ngha l chnh lch

gia mc gi a vo so snh (dng A bng trn) vi mc gi cui cng (l mc gi
sau khi iu chnh theo cc yu t so snh (dng G bng trn) khng qu cao hoc qu
thp, khng ph hp vi cc chng c th trng.

II. V d ng dng trong thc tin

V d 1:
Ti sn cn thm nh gi l mt tha t xy dng nh dn c c din tch 56m 2
ti phng A thnh ph X. Qua thu thp thng tin trong vng 01 nm so vi ngy thm
nh gi khu vc ny (thuc phng A v phng ln cn) c 3 tha t giao dch thnh

cng v c cc yu t so snh gn tng t vi tha t cn thm nh gi. C th nh

sau:
TT

Yu t so snh

Tha t cn

Tha t

Tha t

Tha t

thm nh gi

so snh 1

so snh 2

so snh 3

Gi bn

Cha bit, cn thm

nh gi

1,1 t

980 triu

1,35 t

Tng din tch

56m2

50m2

49 m2

60m2

Gi bn/m2

Cha bit, cn thm

nh gi

22 triu/m2

20
triu/m2

22,5 triu
/m2

Tnh trng

cp s

Cha hp
thc ha
quyn s
dng t

cp s

cp s

php l

Li th kinh doanh

Mt ng 10m

Mt ng 10 m

Mt ng
8m

Gip 2 mt
ng 8 m

C s h tng

in n nh, cp
nc tt; thot nc
km, hay b ngp
khi ma to

in n nh,
cp v thot
nc tt

in n
nh, cp
v thot
nc tt

in n
nh, cp
v thot
nc tt

Hng

Ty

ng

ng Nam

Bc

Cnh quan

Nhn ra khu

Nhn ra khu
ng dn c

Nhn ra khu

Nhn ra
cng vin

Thanh ton
tin mt lm 2
ln, 60% ngay
khi mua, 40%
sau 1 nm

Thanh ton
tin mt
ngay 1 ln
khi mua

ng dn c
9

iu kin thanh
ton

Thanh ton tin mt

ngay 1 ln khi mua

ng dn
c

Thanh
ton tin
mt ngay
1 ln khi
mua

Ngoi ra, qua iu tra th trng, thu thp c cc thng tin nh sau:
- Chi ph hp thc ha quyn s dng t tha t so snh 1 l 1 triu /m2.
- Gi t mt ng 10m cao hn mt ng 8m 10%, km hn 2 mt ng 8m 5%.
- Gi t nhn ra cng vin cao hn gi t nhn ra khu dn c 5%.
- Gi t khu vc thot nc tt cao hn khu vc thot nc km 10%.

- Gi t ca tha t nm hng Ty v hng Bc nh nhau, nhng km hn

tha t nm hng ng 5% v km hn tha t nm hng ng Nam
10%.
- Li sut tin vay ngn hng k hn 1 nm l 20%/ nm.
Li gii:
1/ Phn tch thng tin thu thp
- Gi t mt ng 10 m cao hn mt ng 8m 10%, km hn 2 mt ng 8m l 5%, iu
ny cho thy: ng 10m c t l 100%; ng 8m l 90%, 2 mt ng 8m l 105%. Ti sn
thm nh ng 10m, mc iu chnh cho ti sn 2 v 3 nh sau:
Ti sn so snh 2 ng 8m: (100% - 90%) / 90% = + 11,11%
Ti sn so snh 3 2 mt ng 8m: (100% - 105%)/105% = - 4,76%
- Gi t nhn ra cng vin cao hn gi t nhn ra khu dn c 5%, iu ny cho thy nhn
ra cng vin bng 1,05 ln nhn ra khu dn c. Ti sn thm nh nhn ra khu dn c nn
s bng ti sn so snh chia cho 1,05 ln. Mc iu chnh l: (100% - 105%) / 105% = 4,76%
- Gi t khu vc thot nc tt cao hn khu vc thot nc km 10%,iu ny cho thy
khu vc thot nc tt bng 1,1 ln khu vc thot nc km. Ti sn thm nh nm
khu vc thot nc km nn s bng ti sn so snh chia cho 1,1 ln. Mc iu chnh l
(100% - 110%) / 110% = -9,09%.
- Gi t nm hng Ty v hng Bc nh nhau, nhng km tha t nm hng
ng 5% v km hn tha t nm hng ng Nam 10%, iu ny cho thy: gi t
hng Ty v Bc l 100%, hng ng l 105% v hng ng Nam l 110% . Ti sn
thm nh nm hng ty nn c t l l 100%. Mc iu chnh l:
iu chnh cho ti sn nm hng ng: (100% - 105%) /105% = - 4,76%
iu chnh cho ti sn hng ng Nam: (100% -110%) / 110% = - 9.09%
- Thanh ton tin mt lm 2 ln :
+ Ln 1 : 60% ngay sau khi mua tc l phi tr 22*60% = 13.2 triu /m2
+ Ln 2 : 40% ngay sau 1 nm : (22/1.2)*40% = 7.33 triu /m2
+ Tng s tin thu c sau 1 nm l 13.2 + 7.3= 20.53 triu /m2

+ Chnh lch s l 22 - 20.53= 1.47 triu /m2

+ Do TSSS c tr chm 40% sau 1 nm nn n c li hn do
Mc iu chnh s l -1.47 triu /m2
T l iu chnh s l -1.47/20.53 * 100% = -7%
- Tnh trng php l
+ TSSS2&3 ging TSTG nn khng iu chnh
+ TSSS 1 c chi ph hp thc ha quyn s dng t l 1 triu /m2 do
Mc iu chnh s l +1 triu /m2
2/ Bng so snh v iu chnh s liu (Market data grid)
T cc thng tin nu trn thc hin vic iu chnh gi t ca cc tha t so
snh:
TT

Yu t so snh

Tha t

Tha t

Tha t

Tha t

cn thm nh
gi

so snh 1

so snh 2

so snh 3

Gi bn

Cha bit, cn
thm nh gi

1,1 t

980 triu

1,35 t

Tng din tch

56m2

50m2

49 m2

60 m2

Gi bn/m2

Cha bit

22 triu /m2

20 triu /m2

22,5triu /m2

iu chnh theo
cc yu t so snh

D1

iu kin

Tr ngay

Thanh ton 2 ln
Khng iu
chnh

Khng iu
chnh

20
triu /m2

22,5 triu /m2

thanh ton

D2

T l iu chnh

- 7%

Mc iu chnh

- 1,47 tr/m2

Gi sau iu chnh

20,53 tr /m2

Tnh trng

cp s

Cha s

php l
Mc iu chnh

+ 1 triu /m2

21,53 triu /m2

Gi sau iu chnh
D3

V tr (Li th

Ng 10m

Ng 10m

Ng 8m

2 mt ng 8 m

100%

100%

90%

105%

T l iu chnh

11.11%

- 4.76%

Mc iu chnh

+ 2,22 tr /m2

- 1,07 tr /m2

kinh doanh)
T l

D4

D5

D6

C s h tng

B ngp khi ma

Tt

Tt

Tt

T l

100%

110%

110%
- 9,09%

T l iu chnh

- 9,09%

110%
- 9,09%

Mc iu chnh

- 1,99 tr/m2

- 1,82 tr/m2

- 2.05 tr/m2

Hng

Ty

ng

ng Nam

Bc

T l

100%

105%

110%

100%

T l iu chnh

- 4,76%

- 9,09%

Mc iu chnh

-1,05 tr/m2

-1,82 tr/m2

Cnh quan

Nhn ra dn c

Dn c

Dn c

Cng vin

T l

100%

100%

100%

105%

T l iu chnh

- 4,76%

Mc iu chnh

- 1,07 tr

Mc gi ch
dn/m2

18,48 tr /m2

18,58 tr /m2

18,31 tr/m2

S ln iu chnh

S iu chnh thun (tr )

3,51

1,42

4,19

S iu chnh tuyt i

5,51

5,86

4,19

Thng nht mc gi ch dn
G

So snh 2 v 3 c s ln iu chnh t nht (3), s iu chnh thun ca bt ng sn 2

l 1,42 triu ng v iu chnh gp l 5,86 triu ng. So snh 3 c iu chnh thun v
iu chnh gp u l 4,19 tr, thp hn so snh 2 nn thm nh vin chn so snh 3 lm
mc gi ch dn cho ti sn thm nh.
n gi t / m2 c tnh cho thm nh thm nh l 18,31 tr/m2
Gi th trng ca l t cn thm nh gi: 18,31 tr x 56m2 = 1.025,45 tr

Lm trn: 1.025 triu ng (Mt t khng trm hai mi lm triu ng)

V d 3
Ti sn cn thm nh gi l mt l hng 80 my bm nc do i Loan sn xut
nm 2006, cng sut bm: 10m3/ gi, cao ct nc y: 15m, cht lng cn li: 85%,
mc ch thm nh gi l a ra bn trn th trng.
Qua thu thp thng tin trn th trng c cc thng tin vo thi im thm nh gi
nh sau :
- My bm nc cng nhn mc do i Loan sn xut nm 2006 cng sut bm
10m / gi, cao ct nc y 15m, cht lng mi 100%, gi bn 14.400.000 / ci.
3

- My bm nc cng nhn mc do i Loan sn xut nm 2006 cng sut

10m /gi, cao ct nc y 12m, cht lng cn li 85%, gi bn 8.300.000 /ci.
3

- My bm cng nhn mc do i Loan sn xut nm 2008 cng sut 10m 3/gi,

cao ct nc y 15m, cht lng mi 100%, gi bn 13.500.000 /ci.
- Gi my bm sn xut nm 2006 bng 80% gi my sn xut nm 2008 cng c
tnh k thut;
- Gi my bm c cao ct nc y 12m bng 80% gi my bm cng cng
sut c cao ct nc 15m;
- Gi my bm cht lng cn li 85% bng 80% gi my cng nm sn xut,
cng c trng k thut c cht lng 100%.
Li gii:
- i chiu my bm cn thm nh gi v cc my bm so snh
Yu t so snh

Nm sn xut
- Cht lng

My bm
cn thm
nh gi

My bm

My bm

My bm

so snh 1

so snh 2

so snh 3

2006

2006

2006

2008

85%

100%

85%

100%

- cao ct
nc

cao 15m

cao 15m

cao
12m

cao15m

- Cng sut

10m3/gi,

10m3/gi,

10m3/gi,

10m3/gi,

Cn xc nh

14.400.000

8.300.000

13.500.000

Gi bn

- Cn c vo cc thng tin trn th trng tin hnh iu chnh gi bn cc my

thit b so snh nh sau:

Yu t so snh

My bm
cn thm
nh gi

My bm
so snh 1
14.400.000

Gi bn
Nm sn xut

My bm
so snh 2

My bm
so snh 3

8.300.000

13.500.000

- 20%

- 20%

100%

cao ct nc

0%

+ 25%

Cng sut

0%

0%

0%

Tng mc iu
chnh

- 20%

+ 25%

- 20%

Gi iu chnh
(mc gi ch dn)

11.520.000

10.375.000

10.800.000

Cht lng

T cc mc gi sau khi iu chnh (gi ch dn) ca cc my bm so snh c th

c tnh gi tr th trng ca my bm cn thm nh gi bng bnh qun gi
iu chnh ca 3 ti sn so snh trn :

11 .520 .000 10.375 .000 10.800 .000

3

=10.898.000

Gi tr th trng ca my bm cn thm nh gi: 10.900.000 /ci (lm trn).

III. u, nhc im v nhng kh khn khi s dng phng php

1.u im
PP ny c ph bin rng ri v s dng nhiu nht trong thc t v cc l do sau:
- Khi cc d liu l sn c th pp so snh l pp xc nh gi tr trc tip v tin dng
nht.
- L pp hu nh khng gp kh khn v mt k thut, tng i n gin, d p dng.
- N th hin s nh gi v gi tr th trng, v vy n c c s vng chc
c c quan php l cng nhn.
- N i hi s cn thit tng cng kinh nghim v kin thc th trng tin
hng vic TG mt cch thch hp.
- PP so snh trc tip khng c cng thc hay m hnh c nh, m n da vo s
hin din ca cc giao dch th trng cung cp du hiu ca gi tr.
2. Nhc im
- Cn thit phi c thng tin v cht lng thng tin phi cao.
R rng l trong pp ny, nu khng c thng tin th trng v nhng giao dch
tng t th s khng s dng c.
- Cc d liu thng mang tnh cht lch s.
y l iu kin khng th trnh khi. Trong iu kin th trng bin ng,
nhng thng tin ny s tr nn lc hu trong vng mt thi gian ngn.
- Khi khng c y d liu, kh nng p dng phng php so snh s b hn
ch. Do yu cu thm nh vin v gi cn phi c kinh nghim v kin thc th
trng (kinh nghim kho st gi th trng, kinh nghim i thu thp thng tin lin
quan n BS dng so snh...).
- L pp n gin nhng nhiu cm by nu ngi nh gi t qu nhiu tin tng
vo cc bng chng th trng nhng qun mt bng chng phn nh
iu g xy ra trong th trng.
- Khi th trng yu, khng bng chng th vic p dng pp ny rt hn ch.
- Phn tch so snh cc BS ln to thu nhp rt kh.

- Khi cc iu kin kinh t v php l thay i nhanh chng lm hn ch tnh thc

tin ca pp.
- i vi nhng BS ln u c i mi trong khu vc hoc nhng BS
chuyn dng c th s khng c s liu so snh.
- m bo tnh thc tin ca kt lun cn thn trng i vi ngun gc s liu
v cc c im ca c s d liu.
- Ngi nh gi phi xc nh v phn tch c im mnh, im yu ca s liu
thu thp v s dng trong phn tch so snh. Tt c nhng yu t v quan im
ph hp phi c a vo trong bo co nh gi.

3.Nhng kh khn khi s dng phng php so snh

Phng php so snh l phng php c s dng rt ph bin Vit Nam, nht
l i vi ng sn. Ring i vi Bt ng sn th phng php So snh thng kt hp
vi cc Phng php thm nh gi khc.
Khi lm Phng php so snh vn kh khn Thm nh vin thng gp l:
- Thu thp thng tin: Thm nh vin phi la chn c cc thng tin khch
quan v c tin cy cao. Cc thng tin phi c th kim chng c trn th trng.
iu ny i hi kh nng kho lo ca thm nh vin c c nhng thng tin tt
trong thi gian ngn nht. Thm nh vin phi bit cch xy dng c cc mi quan h
tt vi khch hng v cc i tc c lin quan.
- X l thng tin: Thm nh vin c kinh nghim thng rt nhanh chng chn
lc c cc thng tin hu ch trong cc thng tin thu thp c vit Bo co thm
nh gi. Ngnh ngh ny i hi kinh nghim lm vic cao.
Thm nh vin c kinh nghim s bit cc iu chnh cc h s % trong qu trnh
tnh ton chnh xc hn nhng ngi t hoc khng c kinh nghim. (Trong Tiu chun
khng quy nh cc t l ny l bao nhiu %).
- i vi bt ng sn th vic tm ti sn SS TG l khu quan trng nht v
khng phi khu vc no cng c giao dch BS chuyn vin thm nh thu thp thng
tin v ti sn SS p dng phng php so snh. PP so snh lun c u tin v c

s dng ph bin trong TG v n da trn c s gi tr th trng, c th phn nh

tng i chnh xc gi tr ca ti sn cn thm nh.
- Trong TG my thit b th iu quan trng l vic bn phi nh gi cht lng
s dng cn li ca TS Thm nh v TS so snh, bn phi nm r c u l b phn
quan trng nht ca my phn b gi tr cc b phn cu thnh tng gi tr ca TS. i
khi ti thi im thm nh gi, my thit b trong tnh trng khng hot ng c v
bn phi xem xt xem chi ph sa cha cho ti sn l nhiu hay l t ly lm mt c
s cho vic c tnh cht lng SDCL ca my. V vy cho nn trong TG my thit b
cn c PP chuyn gia nh gi cht lng SDCL ca TS v chuyn vin thm nh
my thit b cn phi c kin thc v my thit b, c kh, in t. Bn cnh , thng tin
so snh trn th trng cha hn l nhiu nht l i vi cc my thit b chuyn dng.