Hội Môi giới bất động sản Việt Nam nhận xét, thời gian qua Nhà nước rất nỗ lực trong việc ban hành chính sách thu hút doanh nghiệp tham gia phát triển nhà ở xã hội, nhằm cải thiện nguồn cung. Nhưng, do chính sách còn những điểm bất cập, thiếu đồng bộ nên tạo ra rào cản đối với chủ đầu tư khi tiếp cận nhà ở xã hội.
BỐ TRÍ 20% QUỸ ĐẤT XÂY DỰNG NHÀ Ở XÃ HỘI CÓ THỂ PHÁ VỠ TỔNG THỂ DỰ ÁN
Cụ thể, Khoản 1 Điều 5 Nghị định số 49/2021/NĐ-CP quy định: “Trường hợp dự án đầu tư xây dựng nhà ở thương mại, khu đô thị có quy mô sử dụng đất từ 2 ha trở lên tại đô thị loại đặc biệt và loại I, hoặc từ 5 ha trở lên tại đô thị loại II và loại III phải dành 20% tổng diện tích đất ở trong các đồ án quy hoạch chi tiết được cơ quan có thẩm quyền phê duyệt, đã đầu tư xây dựng hệ thống hạ tầng kỹ thuật để xây dựng nhà ở xã hội”.
Tuy nhiên, không phải dự án nhà ở thương mại nào cũng phù hợp xây dựng nhà ở xã hội trong cùng dự án, nhất là đối với dự án nhà ở cao cấp, dự án nhà ở trung cấp. Việc bố trí 20% quỹ đất bên trong dự án đô thị, nhà ở thương mại vô hình chung sẽ phá vỡ tổng thể dự án. Điều này dẫn đến những tiện ích, cảnh quan của dự án thiếu đồng bộ, giảm giá trị sử dụng của nhóm đối tượng cao cấp. Ngược lại, người dân thu nhập trung bình, thấp cũng khó thích ứng trong khu vực chất lượng cao. Thêm vào đó, ở một số địa phương như Hà Nội, TP. Hồ Chí Minh, hầu hết dự án đều quy mô nhỏ tại vị trí có giá trị lớn, yêu cầu bố trí quỹ đất 20% rất khó thực hiện.
Tiếp nữa về vấn đề nguồn vốn và lãi suất. Trong chương trình phục hồi và phát triển kinh tế-xã hội đã xây dựng hai chính sách hỗ trợ cho nhà ở xã hội. Trước hết là hỗ trợ cá nhân vay ưu đãi, tính đến hết tháng 10/2022, Ngân hàng Chính sách xã hội giải ngân được 3.017 tỷ đồng, cho 8.379 khách hàng thuộc đối tượng vay mua, thuê mua nhà ở xã hội, nhà công nhân, xây dựng mới, hoặc cải tạo, sửa chữa nhà ở.
Với chính sách thứ hai, hỗ trợ lãi suất 2%/năm, tối đa 40.000 tỷ đồng thông qua hệ thống ngân hàng thương mại để cho vay một số ngành, lĩnh vực. Trong đó có cải tạo chung cư cũ, xây dựng nhà ở xã hội, nhà cho công nhân. Song đến nay chưa dự án nào được vay vốn từ chương trình phục hồi. Thực tế, doanh nghiệp mà gặp khó khăn khi tiếp cận nguồn vốn ngân hàng thì các dự án nhà ở xã hội chắc chắn khó lòng triển khai.
Đặc biệt trình tự thủ tục đầu tư xây dựng, mua – bán nhà ở xã hội còn phức tạp, kéo dài, khó khăn hơn cả nhà ở thương mại, tạo rào cản cho chủ đầu tư tiếp cận loại hình nhà ở này. Quỹ đất 20% khi giao cho doanh nghiệp phải tổ chức đấu thầu, đấu giá nên khó lựa chọn nhà đầu tư. Cuối cùng là giá bán bị khống chế, lãi vay (nếu có) và lợi nhuận định mức của toàn bộ dự án không vượt quá 10% tổng chi phí đầu tư.
Từ những khó khăn trên, Bộ Xây dựng đánh giá, nguồn cung nhà ở xã hội đạt được từ thực tế sẽ còn một khoảng cách lớn so kỳ vọng. Bởi qua thống kê, cả nước tới nay mới hoàn thành 301 dự án nhà ở xã hội khu vực đô thị, quy mô khoảng 155.800 căn, tương đương tổng diện tích 7,8 triệu m2.
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Chia sẻ tại diễn đàn gần gây, đại diện Hiệp hội Bất động sản Việt Nam nêu: Các doanh nghiệp đều mong muốn tham gia vào chương trình phát triển nhà ở xã hội, nhà ở cho công nhân, vì thực tế ngoài việc tạo ra công ăn việc làm, đây được xem như trách nhiệm với xã hội. Tuy nhiên để thu hút doanh nghiệp cần xem xét đến một số vấn đề như: thủ tục chính sách, thời gian, vốn và phân phối…
“Thực tế một dự án bất động sản nhà ở xã hội nhanh cũng 5 năm mà lợi nhuận quy định chỉ 10%. Mặt khác, việc bán nhà phải đúng đối tượng, đáp ứng đủ tiêu chí được cơ quan có thẩm quyền phê duyệt, chứ không thể bán tự do, giá cũng do nhà nước quyết định, như vậy rõ ràng dòng tiền của doanh nghiệp không thể chủ động được”, chuyên gia phân tích.
Đưa ra ý kiến, Phó Chủ tịch kiêm Tổng Thư ký Hội Môi giới Bất động sản Việt Nam Nguyễn Chí Thanh, cho rằng: Nếu phát triển nhà ở xã hội y hệt nhà ở thương mại, nhưng khi làm ra sản phẩm phải xin phê duyệt về giá bán, cùng những thủ tục thậm chí phức tạp hơn cả nhà ở thương mại sẽ không hấp dẫn nhà đầu tư. Thế nên muốn phát triển nhà ở xã hội cần có nhiều thay đổi.
Ngoài ra theo ông Thanh, muốn tiết kiệm chi phí phải thực hiện các dự án quy mô lớn, làm nhỏ giá không thể giảm. Nếu không làm quy mô lớn, giá vốn khoảng 20 triệu/m2 là bình thường. Mặc dù vậy, khống chế giá cả lại làm giảm chất lượng nhà, người dân vào ở bị xuống cấp ngay.
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