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B GIO DC V O TO TRNG I HC NNG LM TP. H CH MINH
NGHIN CU D N U T TRUNG TM THNG MI DCH V HIP PH TI PHNG HIP PH QUN 9 THNH PH H CH MINH
L TH THY
KHA LUN TT NGHIP NHN VN BNG C NHN NGNH QUN TR KINH DOANH
Thnh ph H Ch Minh
Thng 07/2008
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Hi ng chm bo co kho lun tt nghip i hc khoa Kinh T, trng i hc Nng Lm Thnh Ph H Ch Minh xc nhn kho lun Nghin cu d n u t Trung tm Thng mi - dch v Hip Ph Qun 9 do sinh vin L Th Thu, sinh vin kho 30, ngnh Qun Tr Kinh Doanh, chuyn ngnh Qun Tr Kinh Doanh, bo v thnh cng trc hi ng vo ngy_____________________ . .
L THNH HNG Ngi hng dn (Ch k)
Ngy
thng
nm
Ch tch hi ng chm bo co (Ch k H tn)
Th k hi ng chm bo co (Ch k H tn)
_____________________________________ _______________________________ Ngy thng nm Ngy thng nm
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LI CM TMi ngy no cn b ng khi bc vo ging ng i hc, vy m gi y con sp nhn c vn bng c nhn ngnh qun tr kinh doanh. Trc ht, cho con xin gi li cm n su sc gi n ba m sinh thnh ra con, dy cho con nhiu iu, nhng bi hc t trong cuc sng thng ngy m n nay vn c gi tr v song. Cho em gi li tri n su sc n qu Thy C trng i hc Nng Lm truyn dy nhng kin thc qu bu cho em lm nn tng hon thnh kho lun ny. Cho em gi li tri n su sc n Thc s L Thnh Hng tn tnh hng dn em trong sut thi gian qua. Xin chn thnh cm n MBA V Phc Hu nhit tnh truyn t cho em nhng kin thc qu bu v mn d n u t. Xin chn thnh cm n Thc s Trn Minh Huy ch dy cho em nhng kin thc qu bu v phn tch nhy v chy m phng Crystal Ball. Cho ti gi li cm n su sc n Tng Cng ty a c Si Gn Resco, Hip hi doanh nghip Singapo, Tng lnh s Thu in, c Lut s Nguyn Hu Th, Trng i hc Nng Lm, Hi khuyn hc Thnh ph H Ch Minh, Ch tch hi ng qun tr Cng ty Taxi VinaSun ti tr hc bng cho ti trong sut thi qua. Cho ti gi li tri n su sc n Ban lnh o Cng ty C phn a c 9 to iu kin cho ti c th vic ti qu Cng ty. Xin chn thnh cc c phng nhn s ng vin khch l ti trong sut thi gian qua. Xin chn thnh cm n cc anh ch phng K hoch - u t - kinh doanh v phng K thut tn tnh hng dn cho ti nhng kinh nghim qu bu lm hnh trang cho ti hon thnh tt cng vic sau ny. Cho ti gi li tri n su sc n Tng Gim c Sn giao dch xc tin thng mi Ebanctrade Vit Nam o to cho ti nhng kin thc qu bu v k nng ngh nghip. Xin chn thnh cm n bn b lun ng h, ng vin v gip ti trong nhng lc kh khn. Tt c nhng tnh cm v s gip y l ngun ng lc gip ti hon thnh kho lun tt nghip ny.
NI DUNG TM TTL TH THU. Thng 6 nm 2008. Nghin Cu D n u T Trung Tm Thng Mi - Dch V Hip Ph ti Phng Hip Ph Qun 9 Thnh Ph H Ch Minh. LE THI THUY. June 2008. Hiep Phu Trade Service Center Investment Project Research in Hiep Phu Ward, District 9, Ho Chi Minh City. Kho lun tm hiu v d n u t Trung tm thng mi - dch v Hip Ph trn c s nghin cu lut u t - lut u thu - lut t ai, lut lao ng, lut mi trng cng mt s thng t, ngh nh ca Chnh ph, ca B Ti chnh, B Xy dng,... T , lp phng n gii phng mt bng, nh gi tc ng mi trng, lp phng n kinh doanh - tip th - tiu th sn phm, phn tch hiu qu ti chnh v hiu qu kinh t - x hi ca d n. Qua nghin cu cho thy Trung tm thng mi - dch v Hip Ph l m hnh t hp thng mi hon thin bao gm: Khu siu th, khu vn phng cho thu, khu ch truyn thng, khu nh hng cafeteria, v bi xe. y l mt d n mi ta lc ti phng Hip Ph ngay mt tin ng L Vn Vit cch ng t Th c 2 km v l v tr thu ht hot ng thng mi vo bc nht qun 9. C s h tng xung quanh khu vc d n tng i pht trin, thng tin lin lc y . D n c tng din tch sn xy dng l 14.195 m2, cao trnh 5 tng v 1 tng hm. Trung tm thng mi - dch v Hip Ph c kin trc v cng nng c o ny do cng ty C phn Thng mi XNK Th c lm ch u t vi s vn u t khong 75 t ng, d kin s hon thnh vo cui qu I nm 2011 v hot ng trong 50 nm. Vi gi cho thu t 160 220 ngn ng m2/thng, d n c hin gi thu nhp thun NPV = 10.047.166.000 ng v t sut ni hon IRR = 26%. ng thi, d n c thi gian hon vn l 7 nm 5 thng. Bn cnh , khi d n c thc hin s gp phn gii quyt nhu cu bun bn ca b con tiu thng trn a bn phng Hip Ph. Ngoi ra,
d n cn mang li hiu qu kinh t v hiu qu x hi nht nh thng qua cc khon thu v tin thu t ng gp vo ngn sch nh nc.
MC LCTrang Bng 2.1. Kt Qu Kinh Doanh Qu II v Qu III/2007 8
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DANH MC CC CH VIT TTBTC BTNMT BTM BXD CP CPXD CHXHCN DAT $ M2 M3 N PA P. Phng Q QL QH TB TP.HCM TT TTLT TTTM DV UBND & WTO XNK Quyt nh Quc L Quc Hi Qun Thit B Thnh Ph H Ch Minh Thng T Thng T Lin Tch Trung Tm Thng Mi - Dch V y Ban Nhn Dn V T chc Thng Mi Th Gii Xut Nhp Khuvii
B Ti Chnh B Ti Nguyn Mi Trng B Thng Mi B Xy Dng Chnh Ph Chi ph xy dng Cng Ha X Hi Ch Ngha D n u t a im la M Mt vung Mt khi Ngh nh Phng n
DANH MC CC BNGTrang Bng 2.1. Kt Qu Kinh Doanh Qu II v Qu III/2007 Error: Reference source not found Bng 2.2. Cc Tiu Chun C Bn ca Mt trong Ba Hng TTTMError: Reference source not found Bng 4.1. D Kin Tin Gii To Error: Reference source not found Bng 4.2. Cc vn nhim chnh v ngun gc pht sinh.Error: Reference source not found Bng 4.3. Cc vn nhim chnh v ngun gc pht sinh.Error: Reference source not found Bng 4.4. Chi Ph Lng trong Cc Nm Vn Hnh Error: Reference source not found Bng 4.5. Chi Ph Xy Dng v Thit B Error: Reference source not found Bng 4.6. Chi Ph in Error: Reference source not found Bng 4.7. Nhu Cu Dng Nc Error: Reference source not found Bng 4.8. Chi Ph Xy Dng v Thit B Error: Reference source not found Bng 4.9. Tng Mc u T Error: Reference source not found Bng 4.10. D Kin Tin Thc Hin D n Error: Reference source not found Bng 4.11. Mt Hng Ngi Tiu Dng Thng Mua Khi n Siu Th ti TPHCM Error: Reference source not found Bng 4.12. Hnh Thc Tiu Th Sn Phm Error: Reference source not found Bng 4.16. Ngn Lu Ti Chnh Trng Hp Khng C Lm Pht. Error: Reference source not found Bng 4.17. Nhy Mt Chiu ca NPV Error: Reference source not found Bng 4.18. Ngn Lu Ti Chnh Trng Hp Khng C Lm Pht. Error: Reference source not found Bng 4.13. Doanh thu khi cha tnh lm pht Error: Reference source not found Bng 4.14. Hiu Qu Kinh T Error: Reference source not found Bng 4.15. Cc Khon ng Gp Vo Ngn Sch Nh Nc 53
Bng 4.16. Ngn Lu Ti Chnh Trng Hp Khng C Lm Pht. Reference source not found
Error:
Bng 4.17. Nhy Mt Chiu ca NPV Error: Reference source not found Bng 4.18. NPV Thay i Khi Thay i Gi Cho Thu Sn Thng V Vn Phng Error: Reference source not found Bng 4.19. NPV Thay i Khi Thay i Chi Ph Nm 2 V Thay i Sut Chit Khu Error: Reference source not found Bng 4.20. NPV Thay i Khi Thay i Chi Ph Nm 3 v Gi Cho Thu Vn Phng Error: Reference source not found Bng 4.21. Ngn Lu Ti Chnh Trng Hp Lm Pht 9,19%. Error: Reference source not foundviii
DANH MC CC HNHTrang Hnh 2.1. M Hnh T Chc Qun L D n Minh Hnh 3.2. Th Biu Din Tm r* Reference source not found Hnh 4.2. Phn Trm L Ca D n 62 Error: Reference source not found Error: Reference source not found Error: Reference source not found Error: Hnh 3.1. Trnh T Th Tc Chun B u T trn a Bn Thnh ph H Ch
Hnh 4.1. T Chc B My ca Ban Qun L TTTM - DV Hip Ph
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DANH MC PH LCPh lc 1. Thi Gian S Dng Cc Loi Ti Sn C nh . Ph lc 2. Danh Sch Cc im Kinh Doanh Trc Thuc Cng Ty C phn Thng Mi Xut nhp Khu Th c. Ph lc 3. Danh Sch Cc Trung Tm Thng Mi ang Hot ng ti Thnh Ph H Ch Minh thng 4/2008. Ph lc 4. Bng Thng S Ph lc 5. Bng N & Thanh Ton N Ph lc 6. Bng Khu Hao Chi Ph Xy Dng v Thit B Khi Khng C Lm Pht Ph lc 7. Bng Khu Hao Chi Ph Xy Dng v Thit B Khi Lm Pht 9,19% Ph lc 8. Bng Khu Hao Khi Khng C Lm Pht Ph lc 9. Bng Khu Hao Lm Pht 9.19% Ph lc 10. Bng Chit Tnh Li L khi Khng C Lm Pht Ph lc 11. Bng Chit Tnh Li L khi Lm Pht 9,19% Ph lc 12. Bng u T Thay Th Ti Sn v Thit B. Ph lc 13. Bng Cc Khon Thu VAT u vo c khu tr Ph lc 14. Bng Thu Gi Tr Gia Tng Np Cho Nh Nc Ph lc 15. Bng Doanh Thu Cho Thu Tng 4 - Sn Thng Khi Cha C Lm Pht Ph lc 16. Phn trm l ca d n khi lm pht 9,19% Ph lc 17. Kinh Ph Gim St Cht Lng Khng Kh trong Giai on Xy Dng Ph lc 18. Tng Kinh Ph Thc Hin Chng Trnh Gim St Cht Lng Mi Trng Khi D n i Vo Hot ng
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CHNG 1 M U
1.1. t vn Nm 2008, ln u tin Vit Nam vn ln v tr th trng bn l hp dn nht th gii k t khi AT Kearney a ra ch s GRDI vo nm 2001 nh gi mc hp dn ca th trng mi ni bao gm 25 yu t, trong c s n inh v chnh tr, c cu dn s, mc bo ha ca th trng v tc tng trng kinh t. Bn cnh , theo kt qu iu tra ca Cng ty Nghin cu nhn lc v Kim nh kinh t (Pricewaterhouse Cooper) th Vit Nam cng l 1 trong 7 quc gia hp dn nht v u t thng mi. S d Vit Nam t c kt qu trn l do GDP v thu nhp bnh qun u ngi ang tng trng u n (8%/nm). Vi 70% dn s ang trong tui 35, Vit Nam l mt trong nhng th trng c lc lng tiu dng tr nht chu . Mi y, cuc iu tra ca Ban t chc Hng Vit Nam cht lng cao cho thy ngi trong tui c to ra thu nhp (t 22-55 tui) l nhng ngi chi tiu nhiu nht, chim 70,29%. Mt im ng ch l ngy cng c nhiu ngi tiu dng tr thch mua sm ti siu th v trung tm thng mi. Ti TPHCM ch c 8% ngi tiu dng cho bit thng xuyn mua hng ti ch, trong khi c n 25% thng xuyn vo siu th hoc trung tm thng mi. Nh c c s h tng tt, s lin kt thng mi mnh m vi cc nc v v tr a l thun li, thnh ph H Ch Minh c coi l trung tm kinh t ln nht ca Vit Nam. Doanh thu ngnh bn l thnh ph t 16.600 t ng vo thng 2/2008 tng 141% so vi cng k nm ngoi (Cc thng k thnh ph H Ch Minh, 2008). Tim nng ln l iu khng th ph nhn, tuy nhin vn l lm th no ngnh bn l thnh ph H Ch Minh c th pht trin mnh v sc cnh tranh vi cc i gia n
t nc ngoi, c bit l d kin t ngy 1/1/2009 Vit Nam s m ca hon ton trong lnh vc ny? Cho nn, vic xy dng v nh gi hiu qu ca nhng d n ny ang tr nn rt cn thit, iu ny gip cho cc ch u t v nh nc c th a ra quyt nh thc hin d n hay khng? Cch trung tm thnh ph H Ch Minh 7 km, v pha ng thnh ph theo ng xa l H Ni, qun 9 ang l a im ht sc hp dn v thun li cho vic pht trin trung tm thng mi. Trong lnh vc thng mi - dch v, qun 9 lun gi c tc tng trng, nm 2007 doanh thu thng mi - dch v tng 17,69% so vi cng k. Mt khc, vic khi cng xy dng tuyn ng st th Bn Thnh Sui Tin c chiu di 19,7 km vo ngy 21/2/2008 cng vi vic thng cu Th Thim vo1/2008 lm cho t khu vc qun 9 ang c mt mc gi mi tng t 2 n 3 triu ng/m2 (Php Lut TP.HCM, 2008). Nhng ngy gn y, giao dch nh t ti y tr nn si ng v rt nhiu nh u t v y c nh tm t lp d n. Tr s UBND qun 9 ta lc ti phng Hip Ph. y l phng c din tch nh nht nhng dn s li ng nht trong 13 phng ca qun. Trong nhng nm gn y do s pht trin vn ho v x hi, mt mt do s hnh thnh khu cng ngh cao cng vi vic xy dng nhiu cng ty, trng hc, bnh vin, ngn hng, khu dn c, thu ht mt s lng kh ln dn c v sinh sng ti khu vc phng Hip Ph. Do , nhu cu v mua bn ngy cng gia tng. Tuy nhin, ch Hip Ph hin hu c quy m nh v ang xung cp, v ma ma thng xuyn b ngp nc nn khng m bo v vn v sinh mi trng, khng p ng kp thi nhu cu mua bn ca nhn dn v c bit cha th hin b mt kin trc ca trung tm qun. p ng kp thi v nhu cu mua bn cho nhn dn, ng thi m bo tnh cht m quan cho b mt kin trc ca trung tm qun to nn mt khu trung tm sm tin nghi, hin i nn UBND qun 9 c ch trng giao cho Cng ty C phn Thng Mi Xut Nhp Khu Th c u t xy dng Trung tm thng mi - dch v Hip Ph ti khu vc phng Hip Ph, tng bc thc hin nhim v chung xy dng phng Hip Ph thnh th hin i trong tng lai. Vi vn t ra ny, ti quyt nh thc hin lun vn tt nghip: Nghin cu d n u t Trung tm thng mi - dch v Hip Ph ti phng Hip
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Ph qun 9 nhm tp hp cc xut b vn trung v di hn tin hnh cc hot ng u t trn a bn phng Hip Ph, trong khong thi gian l 50 nm.
1.2. Mc tiu nghin cu1.2.1. Mc tiu chung Vic nghin cu ti ny nhm mc ch tm hiu cch lp d n u t, nh gi hiu qu ca d n u t Trung tm thng mi - dch v Hip Ph. Hn na, qua vic thc hin ti ny ti c th p dng nhng kin thc hc vo thc t gip cho cng vic trong tng lai. Bn cnh , thc hin mt phn nhim v pht trin kinh t, vn ho v x hi ca qun 9: S dng qu t c hiu qu nhm xy dng Trung tm thng mi - dch v Hip Ph a nng cp thnh ph kt hp vi khai thc cnh quan, ci thin mi trng sng, ng thi pht trin hot ng kinh doanh ca Cng ty Thng mi XNK Th c gii quyt phn no nhu cu mua sm ca ngi tiu dng trn a bn phng Hip Ph v cc phng ln cn, p ng nhu cu bun bn cho b con tiu thng, nhu cu thu mt bng ca cc c nhn t chc c nhu cu. 1.2.2. Mc tiu c th Tm hiu cc bc lp d n u t v nghin cu php lut c lin quan. Phn tch th trng ca d n v tm hiu hin trng ca a im xy dng. Lp phng n gii to mt bng. nh gi tc ng ca d n n mi trng v ra bin php khc phc. Phn tch t chc qun tr Trung tm thng mi - dch v Hip Ph. Lp k hoch u thu. Lp thi gian v tin thc hin d n. D ton tng vn u t cho d n. Lp k hoch tip th - phng n kinh doanh - phng n tiu th sn phm. Phn tch hiu qu kinh t v hiu qu x hi ca d n. Phn tch ri ro v chy phn mn m phng Crystall Ball. 1.3. Gi thit nghin cu H0: NPV > 0 D n kh thi mang li li ch kinh t v x hi cho nh nc v ch u t nn quyt nh thc hin d n. H1: NPV < 0 D n khng kh thi khng mang li li ch kinh t v x hi cho nh nc v ch u t khng nn thc hin d n.3
1.4. Phm vi nghin cu Khng gian: Cng ty C phn a c 9 v a bn Phng Hip Ph Qun 9. Thi gian: ti c tin hnh t ngy 15/03/2008 n 10/06/2008. Ni dung: Nghin cu d n u t trung tm thng mi - dch v Hip Ph ti phng Hip Ph qun 9. 1.5. S lc cu trc lun vn Lun vn bao gm 5 chng c th nh sau: Trong chng mt trnh by l do nghin cu ng thi nu ln mc tiu nghin cu, phm vi nghin cu v s lc cu trc lun vn. Trong chng hai trnh by tng quan v d n trong nu bt s cn thit phi u t qua gii thiu s lc v ch u t ng thi a ra mc tiu ca d n, nu ln c s php l lp mt d n u t. ng thi nu ln tnh hnh c bn v th trng TTTM. Bn cnh , trnh by hin trng ca a im xy dng v nu ra gii php quy hoch kin trc - k thut ca d n. Trong chng 3 trnh by cc khi nim c lin quan n ti, nhng vn chung ca d n u t cng nh trnh t tin hnh mt d n u t, din gii cng thc tnh v phng php s dng trong ti. Trong chng 4 trnh by phng n gii phng mt bng. Tip , nh gi tc ng ca d n n mi trng v ra gii php khc phc. Mt khc, xc nh nhu cu lao ng trong TTTM - DV Hip Ph v a ra c cu t chc cng nh ch lng bng. Sau , trnh by d ton tng mc u t, ngun vn kinh doanh v tin thi cng. ng thi, ra phng n kinh doanh, k hoch tip th v phng n tiu th sn phm. Cui cng, phn tch hiu qu kinh t, hiu qu x hi cng nh phn tch hiu qu ti chnh d n. Trong chng 5 nu ln kt lun v tnh kh thi ca d n u t TTTM - DV Hip Ph theo gi thit t ra. ng thi, c kt nhng u im v mt hn ch ca d n. Kt thc lun vn, xut nhng kin ngh gip ch u t v nh nc xem xt li chnh sch v thi hnh trit hn nhng ni dung c bn ca vic u t trung tm thng mi nhm t c hiu qu kinh t v x hi.
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CHNG 2 TNG QUAN2.1. S cn thit phi u t v cc cn c php l lp d n 2.1.1. S cn thit phi u t Qun 9 l mt qun ang pht trin, c dn s ng 214.345 ngi (nm 2006), hnh thnh nhiu khu cng nghip, khu th dn c mi, ang thu ht s quan tm ca cc nh u t trong v ngoi nc trn nhiu lnh vc nh cng nghip, thng mi, xy dng, dch v Tuy nhin, trn a bn qun 9 cha c mt trung tm thng mi - dch v tng xng p ng nhu cu sau: a) Nhu cu pht trin khng gian qun 9 Qun 9 l mt th mi ca thnh ph H Ch Minh v c v tr chin lc thun li. Trong tng lai khng xa qun 9 s l khu th tip ni, l tm im ca vng tam gic kinh t gia TP.HCM vi cc tnh ng Nai v B Ra - Vng Tu. V vy thit lp mt trung tm thng mi ti y l mt bin php ht sc cn thit cho qu trnh pht trin kinh t v m nhm iu ho s pht trn lnh mnh ca th thnh ph H Ch Minh. b) Nhu cu thit lp c s h tng cho cc ngnh thng mi - dch v Trn a bn qun 9 c khong 15 ch v 3 siu th c quy m nh, c s h tng cha pht trin. Vic xy dng Trung tm thng mi khang trang, hin i ti phng Hip Ph s p ng nhu cu v c s h tng cho cc ngnh thng mi - dch v trn a bn qun. c) Nhu cu khai thc cc dch v mua bn tiu th hng ho n ngy 1/1/2009 Vit Nam s m ca hon ton trong lnh vc thng mi. y s l thi thi c cc nh phn phi bn l trn th gii m rng th phn ca mnh. Vic hnh thnh TTTM DV Hip Ph s cung cp 5280 m2 mt bng kinh doanh
cho cc nh phn phi ny. T kch cung kch cu, gip mua d bn thm ng thi to ra mi lin kt gia nh cung cp v ngi tiu dng. d) Nhu cu mua sm ca ngi tiu dng Vic hnh thnh nhiu khu dn c, khu cng ngh cao, cng ty trong v ngoi nc trn a bn qun 9 y mnh nhu cu mua sm ca ngi tiu dng ti y. Chnh v vy vic ra i ca TTTM DV Hip Ph nhm p ng nhu cu bc thit ny. e) Nhu cu thu vn phng lm vic K t khi Vit Nam gia nhp WTO nhiu tp on nc ngoi n v tm hiu iu kin thu vn phng lm vic. iu chng t rng xu th hin nay cc nh u t ang tm kim nhng a im thch hp c y iu kin thun li thu vn phng lm vic nh TTTM DV Hip Ph nhm cung cp mt mi trng lm vic tin nghi v chuyn nghip. Cho nn TTTM DV Hip Ph hi iu kin p ng cc nhu cu bc thit ca cc cng ty a quc gia v ang c trin vng thu ht nhiu tp on a quc gia n thu vn phng lm vic vi mc ln. d) Nhu cu gii tr Dn s qun 9 kh tr nn nhu cu gii tr l rt ln. Trong cuc kho st thm d ca nhm chng ti vo thng 10/2007 th ngoi l do n siu th mua sm, ngi tiu dng TP.HCM cn n y th gin chim 35.21%. Mt khc, ti khu vc phng Hip Ph tp trung nhiu trng hc nh Trng Cao ng Ti chnh Hi quan, Trng cao ng Cng nghip II, Hc vin Bu chnh Vin thng, Trng i hc Giao thng Vn ti, Cho nn, khu nh hng cafe-teria ti TTTM DV Hip Ph s l ni l tng hp mt bn b v tn gu cng nh th gin sau nhng gi hc cng thng.
e) Nhu cu vic lmNgun lao ng di do v tng i r l mt trong nhng th mnh ca Vit Nam thu ht nh u t trong v ngoi nc. Nhm khai thc thun li ny, mt trong nhng mc tiu thnh lp TTTM DV Hip Ph l to thm vic lm mi gp phn gim bt t l tht nghip trn a bn qun 9. g) Nhm s dng qu t c hiu qu v ph hp vi quy hoch Qun 9
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Ch Hip Ph c quy m nh v cha tn dng ht cng nng ca mnh. Vic xy dng TTTM DV Hip Ph vi thit k 5 tng trn din tch sn xy dng l 14.195 m2 s lm tng tnh hiu qu ca vic s dng qu t u t. Xut pht t nhu cu bc bch ny, tng v mt trung tm thng mi thc s honh trng vi quy m ln ti phng Hip Ph ra i v bc u c nh hng xy dng ti khu vc ch Hip Ph v phn hiu Trng Tiu hc Hip Ph. 2.1.2. Cc cn c php l lp d n Ngh nh s 16/2005/N-CP ngy 07/02/2005 ca Chnh ph v qun l u t xy dng cng trnh; Ngh nh s 209/2004/N-CP ngy 16/12/2004 ca Chnh ph qun l cht lng cng trnh xy dng; Thng t s 05/2007/TT-BXD ngy 25/07/2007 ca B Xy dng hng dn lp v qun l chi ph u t xy dng cng trnh; Thng t s 08/2005/TT-BXD ngy 06/5/2005 ca B Xy dng hng dn mt s ni dung v lp, thm nh, ph duyt d n u t xy dng cng trnh; Quyt nh s 12/2008/Q-UBND ngy 20/02/2008 ca UBND thnh ph H Ch Minh v Ban hnh Biu gi chun v sut vn u t phn xy dng cng trnh trn a bn thnh ph H Ch Minh; Quyt nh s 1751/2007/Q-BXD ngy 14/08/2007 ca B trng B Xy dng v vic ban hnh nh mc chi ph lp d n v thit k xy dng cng trnh; Quyt nh s 3216/2007/Q-UBND ngy 23/07/2007 ca UBND thnh ph H Ch Minh v duyt nhim v iu chnh quy hoch chung xy dng qun 9; Quyt nh s 107/2006/Q-UBND ngy 17/07/2006 ca UBND thnh ph H Ch Minh v n gi thu t trn a bn thnh ph H Ch Minh; Quyt nh s 11/2005/Q-BXD ngy 15/4/2005 ca B trng B Xy dng v vic ban hnh nh mc chi ph lp d n v thit k xy dng cng trnh. 2.2. Ch u t d n v hnh thc u t 2.2.1. Ch u t d n Cng ty C phn Thng mi Xut nhp khu Th c; Tn giao dch: TIMEXCO. M chng khon: TMC; Tr s chnh : 740A Quc L 52, P. Hip Ph, Qun 9, Tp. HCM;7
in thoi : 8966819 - Fax : 8963210; i din: ng Ma c T - Gim c. a) Gii thiu v Cng ty C phn Thng mi Xut nhp khu Th c Tin thn Cng ty C phn Thng mi Xut nhp khu Th c t mt doanh nghip nh nc chuyn sang doanh nghip c phn thng 4 nm 2000. y l doanh nghip c nhiu u mi xut nhp khu, i l tiu th sn phm trong v ngoi nc. Cng ty c 14 trm xng du trn a bn 3 qun (qun Th c, qun 9 v qun 2). Mt khc, cng ty cn c cc ca hng kinh doanh st thp, vt liu xy dng, trung tm mua bn in my, mt ca hng do Honda y nhim, nhiu i l tiu th sn phm trong v ngoi thnh ph. Ngoi ra cng ty cn c nhiu vn phng, kho bi nm trn a bn qun 9, qun Th c, thch hp m nh xng, vn phng lm vic. b) Ngnh ngh kinh doanh ca cng ty Sn xut kinh doanh hng xut nhp khu lm sn ch bin, nng thu hi sn, thc phm, bao b, hng th cng m ngh, vt t nguyn liu. Kinh doanh mua bn hng kim kh in my, in thoi c nh, di ng, my vi tnh, dng c nhn, gia nh, bp ga, bch ho m phm. Kinh doanh mua bn xng du, kh t ho lng (gas) vn ti xng du, phng tin vn ti, mua bn xe my, xe p, sa cha, lp rp xe p. Kinh doanh mua bn vt liu xy dng, kinh doanh nh, cho thu nh, kho bi. c) Cc im kinh doanh trc thuc cng ty Cc im kinh doanh trc thuc Cng ty C phn Thng mi Xut nhp khu Th c c trnh by ph lc 3. d) Kt qu kinh doanh Kt qu kinh doanh Qu II v Qu III/2007 c trnh by trong Bng 2.1. Bng 2.1. Kt Qu Kinh Doanh Qu II v Qu III/2007Doanh thu thun Li nhun gp Li nhun sau thu Qu 2/2007 253,62 t 9,05t 3,27 t Qu 3/2007 263,99 t 8,25t 2,89 t % tng(+) gim(-) +4% -9% -11,6%
Ngun: Cng ty C phn Thng mi Xut nhp khu Th c. Kt qu kinh doanh qu 3 doanh thu tng trng 4%, li gp gim -8,84% so vi qu 2/2007 v a n li nhun sau thu trong qu III/2007 gim -11,6% so vi qu8
2/2007. Nguyn nhn: Do hoa hng bn l xng du gim mnh trong thng 7 v thng 8. Tuy nhin kt qu kinh doanh 9 thng, li nhun sau thu t 86,63% k hoch i Hi ng C ng giao nm 2007 v tng 26% so vi nm trc. 2.2.2. Hnh thc u t u t xy mi cho thu. 2.3. Phng thc qun l d n 2.3.1. M hnh t chc M hnh t chc qun l d n c trnh by trong Hnh 2.1. Hnh 2.1. M Hnh T Chc Qun L D n Ch u t
Qun l d n
n v t vn gim st
n v xy lp
Ban qun tr TTTM Ngun: Tham Kho Kin Chuyn Gia.
2.3.2. Chc nng nhim v a) Ch u t
Ch u t l cp trc tip quyt nh cao nht mi vn lin quan n d n v l ngi thnh lp n v Ban qun l d n thuc cng ty. Quyt nh phng n, hnh thc t chc qun l v phn cng trch nhim cho cc b phn trc thuc.
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Xem xt, quyt nh cc gii php ti chnh, ngun ti chnh, chin lc u t, tip th, khai thc kinh doanh cc sn phm ca d n. Tip tc v gii quyt cc vn giao dch vi khch hng mua v thu cc sn phm ca d n thng qua hp ng kinh t. Hch ton li, l ca d n. B nhim, bi min cc cp di. Khi d n hon thnh s lp ban qun tr TTTM DV Hip Ph. b) Ban qun l d n Ban qun l d n gm 1 trng ban v hai ph ban (k thut thi cng v mt kinh doanh ti chnh) gip gim c cng ty iu hnh d n v ngoi ra cn 05 - 06 nhn vin. Chi ph dnh cho ban qun l d n c trch theo quy nh ca nh nc. Ban qun l d n c trch nhim gip ch u t trong qu trnh chun b v t chc thc hin. Thay mt ch u t lm cc th tc chun b u t trnh cp c thm quyn ph duyt d n. Cng vi n v gim st v cc phng ban thuc cng ty lm ch thanh quyt ton vi n v thi cng. Qun l vic xy dng TTTM DV Hip Ph m bo tun th quy hoch chung ca d n. xut cc n v thi cng c nng lc, trnh , thit b. xut cc n v t vn gim st c nng lc, trnh , kinh nghim. Kim sot khi lng v tin thc hin theo k hoch c duyt. Cng vi n v t vn gim st v n v thit k gii quyt hoc xut vi Ch u t cc gii php k thut lin quan n cc vng mc ti cng trng. Qun l cc b phn trong phm vi cng trng. C k hoch bo tr, bo dng nh k trong qu trnh khai thc, s dng v hng dn, kim tra Ban qun tr. xut cc chin lc kinh doanh ph hp cho ch u t. Ban qun l d n c quyn thu cc nh t vn gim st theo quy nh. c) n v xy lp
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n v xy lp c trch nhim m bo vt t ng quy cch, cht lng theo thit k v d ton. ng thi c trch nhim cung cp vt t ng vi tin thi cng. Mt khc, n v xy lp cn c trch nhim bo hnh cng trnh 12 thng tnh t ngy nghim thu bn giao. d) Ban qun tr TTTM DV Hip Ph Lp chin lc kinh doanh cho TTTM DV Hip Ph. Qun l an ninh, trt t cng cng trong TTTM DV Hip Ph. Qun l cc hot ng kinh doanh trong TTTM DV Hip Ph. Tm kim khch hng cho TTTM DV Hip Ph. Thc hin chin lc tip th cho TTTM DV Hip Ph. Bo co kt qu hot ng kinh doanh ca TTTM DV Hip Ph. 2.4. Phn tch th trng 2.4.1. Tng quan v cc TTTM ti Thnh ph H Ch Minh a) Khi nim v cc trung tm thng mi Trung tm thng mi l loi hnh t chc kinh doanh thng mi hin i, a chc nng, bao gm t hp cc loi hnh ca hng, c s hot ng dch v; hi trng, phng hp, vn phng cho thu... c b tr tp trung, lin hon trong mt hoc mt s cng trnh kin trc lin k; p ng cc tiu chun v din tch kinh doanh, trang b k thut v trnh qun l, t chc kinh doanh; c cc phng thc phc v vn minh, thun tin p ng nhu cu pht trin hot ng kinh doanh ca thng nhn v tha mn nhu cu v hng ha, dch v ca khch hng (Theo Quy ch siu th, trung tm thng mi ban hnh km theo Quyt nh s 1371/2004/Q-BTM, B trng B Thng mi, ngy 24/09/2004). a) V tr, vai tr ca trung tm thng mi C th ni rng, TTTM v ang c v tr quan trng trong i sng kinh t x hi khng ch nc ta, m cn i vi nhiu nc trn th gii. Nhng c s hnh thnh v tr , bao gm: Theo quan nim ca chnh tr - kinh t hc, qu trnh ti sn xut x hi bao gm cc khu: sn xut, phn phi, trao i v tiu dng. Trong , trao i c xem l khu trung gian ca qu trnh ti sn xut x hi, l giai on thc hin gi tr ca cc hng ho c sn xut sng to ra. Cc hot ng trao i hng ho c din ra di11
nhiu hnh thc v phng thc khc nhau, trong , TTTM l ni din ra hot ng xc tin v mua bn hng ho. n nay, cng vi qu trnh pht trin ca trnh sn xut x hi, TTTM l mt loi hnh thng mi hin i, tho mn c nhu cu ngy cng cao ca sn xut v tiu dng. Theo quan im ca x hi hc, lch s con ngi hnh thnh v pht trin theo cng ng. V vy, trong mi con ngi lun tn ti bn tnh x hi, lun c nhu cu, ham mun c t hp, gp g giao lu vi nhau. TTTM l ni din ra hot ng trao i hng ho, nhng n cng l ni gp g ca nhng ngi sn xut, ngi tiu dng thuc cc vng sn xut, cc ngnh sn xut v ngh nghip khc nhau. Nhiu ngi n TTTM khng phi v mc ch mua hay bn hng ho m ch l tho mn nhu cu tm hiu, nng cao hiu bit x hi ca bn thn... Xut pht t v tr ca TTTM, vai tr ca TTTM cng ht sc quan trng trong i sng kinh t - x hi, th hin trn cc mt nh: - TTTM l ni tiu th sn phm ca ngi sn xut. ng thi, TTTM cng l ni thc hin nhu cu ca ngi mua, ngi tiu dng trc tip v l ni qung b sn phm. Ni cch khc, TTTM ng vai tr ht nhn trong qu trnh pht trin ca cc hot ng thng mi ni ring v pht trin cc quan h kinh t ni chung. - TTTM l ni thu, pht tp trung nht cc thng tin kinh t - x hi c tnh thi s nht, qua gp phn iu chnh cc hot ng kinh t, thng mi ca cc ch th kinh t v ngi tiu dng, m bo s pht trin tng xng gia cung v cu hng ho. - TTTM l ni hot ng ca mt b phn thng nhn trong x hi. Gp phn to cng n, vic lm cho ngi lao ng. - TTTM l ni kch thch sn xut hng ho, ny n v pht trin cc quan h th trng. - Trn phng din qun l x hi, vic t chc v qun l TTTM c hiu qu s to ra khon thu ng k cho ngn sch thng qua cc khon thu v l ph. c) Cc yu t nh hng n s pht trin ca trung tm thng mi Qu trnh pht trin ca TTTM chu tc ng ca nhiu yu t t nhiu phng din khc nhau. C th tp hp cc yu t tc ng n qu trnh hnh thnh v pht pht trin TTTM thnh cc nhm yu t sau:12
- Nhm yu t sn xut: C cu kinh t v c cu sn xut c tc ng quyt nh n c cu ngun hng v c cu sn phm c cung ng qua h thng TTTM to mi lin kt gia cc vng sn xut vi nhau. Qui m v tnh cht sn xut ca cc ch th kinh t trong vng c nh hng n loi hnh TTTM. Tnh cht thng phm v cht lng ca sn phm s c nh hng n kh nng, phm vi pht lung hng ho ca TTTM. - Nhm yu t nhu cu tiu dng ca dn c: Qui m, tnh cht thu nhp v chi tiu ca cc tng lp dn c trong khu vc s c nh hng n qui m v phng thc trao i hng ho trong TTTM. Trnh pht trin ca nhu cu tiu dng v cc iu kin sng c nh hng n c cu v cht lng hng ho bn ra qua cc TTTM. - Nhm yu t x hi: Qui m dn s v c cu dn s theo ngh nghip cng c nh hng n qui m v c cu hng ho ca TTTM. Trnh th ho trong vng s c nh hng n s tng quan gia loi hnh TTTM, siu th v cc loi hnh thng nghip khc trong khu vc. - Nhm yu t c s h tng: Mng li giao thng v cht lng giao thng c nh hng n kh nng hnh thnh v tr ca TTTM. S pht trin ca cc loi hnh v phng tin thng tin, c bit l h thng vin thng c nh hng n kh nng iu chnh gi c, cung - cu hng ho trong cc TTTM. S pht trin ca cc loi hnh c s vn ho, cc im vui chi, gii tr cng cng cng c tc ng n cc TTTM. - Nhm yu t qun l x hi: Mc tiu t ra ca h thng qun l i vi vic qun l hot ng ca TTTM s c nh hng trc tip n hiu qu v kh nng pht trin ca cc TTTM. Nng lc t chc v qun l ca c quan qun l c tc ng n TTTM. d) Phn loi trung tm thng mi13
- Phn loi TTTM theo loi hnh: Trung tm thng mi t chc theo 2 loi hnh trung tm thng mi quc t (Internationl Trade Center) v trung tm kinh doanh (Bussiness Center) hay cn gi l trung tm thng mi. Trung tm thng mi quc t: l s kt hp ca cc t chc kinh doanh v cc c quan Chnh ph c lin quan trong lnh vc ngoi thng. Nhng cn lu rng, bt c mt TTTM quc t no cng l trung tm kinh doanh thng mi, b sung v h tr cc dch v hin ang c ca cc t chc, c nhn v cc c quan Chnh ph. V tng, mt TTTM quc t s em tt c nhng dch v gn lin vi mu dch quc t vo mt mi. Nhng dch v ny bao gm cc dch v v thng tin thng mi v truyn tin, cc cu lc b ca TTTM quc t, cc chng trnh gio dc thng mi, tr gip cc phi on thng mi, trng by v trin lm c s vt cht k thut phc v cho ngnh thng mi... Quy m ca TTTM quc t ph thuc vo quy m, trnh pht trin ca nn kinh t nh GDP, tng mc lu chuyn hng ha, tng kim ngch xut nhp khu v iu kin t ai. Ni chung, quy m ca TTTM quc t thng rt ln, ti thiu din tch sn cng trn 100.000 m2, loi quy m cc ln nh TTTM quc t Osaka - Nht Bn c din tch sn l 936.000 m2. Cc hng mc cng trnh chnh trong TTTM quc t bao gm:Vn phng cho thu; Trung tm thng tin thng mi quc t; Trung tm hi tho quc t; Trung tm hi ch v trin lm; Cc c quan i din cho cc ngnh c lin quan n thng mi nh ngn hng, th trng chng khon, hi quan, cc hng bo him, giao thng vn ti...; Khch sn v cn h cho thu; Trung tm dch v gii tr; Trung tm giao dch bun bn hng ha; Ca hng v siu th; Bi xe. Trung tm thng mi quc t thng c hnh thnh th , cc th ln, l ht nhn ca hot ng xut nhp khu trong vng, gp phn quan trng trong vic hi nhp vi th trng khu vc v th trng quc t. Ty thuc vo kh nng pht trin thng mi v iu kin t ai, cc th ln thng ch c t 1 n 2 trung tm thng mi quc t. Trung tm kinh doanh hay TTTM: thng c quy m nh hn nhiu vi TTTM quc t v cc dch v khng hon chnh nh cc TTTM quc t. - Phn loi TTTM theo quy m:14
Cc tiu chun c bn ca mt trong ba hng Trung tm thng mi theo quy nh c trnh by Bng 2.2. Bng 2.2. Cc Tiu Chun C Bn ca Mt trong Ba Hng TTTMTiu chun ti thiu v Din tch Hng Hng I Hng II Hng III (m2) 50.000 30.000 10.000 Cc cng trnh kin trc c xy dng vng chc, c tnh cht thm m, c thit k v trang thit b k thut tin tin, hin i, an ton. Hot ng a chc nng c v kinh doanh hng ho v kinh doanh cc loi hnh dch v: ca hng bn bun, nh hng, vn phng lm vic,
Ngun: Quy ch siu th, trung tm thng mi ban hnh km theo Quyt nh s 1371/2004/Q-BTM ngy 24/09/2004 ca B trng B Thng mi. Nh vy, theo quy ch th TTTM - DV Hip Ph c xp hng III (din tch sn xy dng 14.195 m2), cng trnh cp I (Ngh nh v qun l cht lng cng trnh xy dng, s 209/2004/N-CP, Chnh ph, ngy 16/12/2004). e) Mt s trung tm thng mi ang hot ng ti TP. HCM Danh sch cc TTTM ang hot ng ti TP.HCM c trnh by ph lc 2. - Trung tm thng mi Diamond Plaza: Diamond Plaza ta lc gc ng L Dun v Phm Ngc Thch, mt v tr hon ho cho cc hot ng kinh doanh, bun bn, ngoi giao v gii tr trung tm Qun 1. V tr c bit ca ta nh cho php ngm nhn nhiu a im ni ting ca thnh ph, trong c Dinh Thng Nht, Nh Th c B v cng vin 30/4, c xem l khong xanh rng ln nht Thnh Ph. Diamond Plaza la toa nha phc hp rng nht ti TP H Chi Minh. No kt hp mt cach hai hoa khu vc vn phong tinh xao, khu cn h tin nghi va khu mua sm sang trng Trung Tm Thng Mai Diamond. Ngoi ra cn c trung tm Chm sc Sc khe v khu gii tr honh trng.Vi hnh dng kin trc rt ngh thut ca mnh, ta nh Diamond Plaza c phc v bi bi u xe hi v xe m t rng ri, trang b h thng iu khin hin i nht v c vi tnh ha hon ton, ngoi ra cn c h thng bo chy v cc h thng qun l ta nh15
t ng khc. Hnh dng ca ta nh c nh gi l th hin truyn thng v kht vng ca thnh ph. ( Ngun: http://www.diamondplaza.com/ ) - Trung tm thng mi Zen Plaza: T Zen l mt hnh thi trong vn ha ca Nht Bn, nhn mnh vic i tm qun bnh trong tm hn ca mi con ngi, t nhn li bn thn mnh vn ti nhng iu tt p hn trong cuc sng. Vi ngha nh vy, Zen Plaza mong mun mang n khng gian mua sm thoi mi v thun tin cho khch hng n Zen Plaza. Ta nh 14 tng tr thnh mt trung tm thi trang c bit dnh cho cc sn phm trong nc. Trong 5 tng lu c dnh cho vn phng cho thu v 7 tng dnh cho cc ca hng bn l, cc ca hng thi trang nm ti tng 5 ca ta nh. Tng trt l ni lm vic ca 20 nh thit k tr ca TP. H Ch Minh v khu m thc trang tr ni tht nm tng 6. Ta nh cng dnh ra 1.000 m2 trng by cc b su tp thi trang mi nht. Ta nh c s hu 100% vn nc ngoi m trc y l lin doanh gia cng ty TNHH Hasegawa ca Nht ti Vit Nam v Saigon Coop. Cng ty mong rng vi tn mi s to ra mt hnh nh mi. Gn 60 gian hng xut hin trong ta nh v khong 11.000 khch ving thm mi ngy. ( Ngun:http://www.zenplaza.com/ ) - Trung tm thng mi Parkson: Ngy 30/6/2005, Tp on Lion Group v Parkson Corporation chnh thc khai trng trung tm thng mi u tin ti Vit Nam sau khi tr thnh mt in hnh kinh doanh thnh cng ti Malaixia v Trung Quc vi h thng 70 trung tm thng mi ln nht khp 2 quc gia ny. Ti Vit Nam, ngay t u Parkson khng nh s vt tri v phong cch v ng cp, xng ng l thin ng mua sm cho c gia nh vi mc tiu tr thnh Nh bn l tt nht, ln nht v ht mnh v cng ng. Cng Parkson, hng lot cc thng hiu quc t ln u tin chnh thc c mt ti Vit Nam, phc v nhu cu16
tiu dng hng cao cp khng ngng tng ln ti TP. H Ch Minh trong nhng nm gn y. Bng nhiu chng trnh v dch v bn hng vi phong cch hon ton mi v khng ngng sng to nh Parkson siu gim gi thng 3 v thng 9/2006, Sinh nht hng khi, mua sm tng bng nhn dp Parkson Vit Nam trn 1 tui, chng trnh Th thnh vin Parkson Priviledge Card, dch v h tr gi v ly xe Doanh s bn hng ca Parkson khng ngng tng ln v thu ht ngy cng nhiu khch hng n y vui chi v mua sm. Bn cnh , Parkson cn rt quan tm n cng ng bng vic t chc nhiu chng trnh t thin cho tr em ngho, cc bui hi tho v trao hc bng cho sinh vin i hc ti TP. H Ch Minh. n nay, Parkson tr thnh mt a ch vui chi v mua sm quen thuc ca ngi tiu dng ti TP. H Ch Minh, ca du khch trong v ngoi nc khi c dp gh thm thnh ph ny. ( Ngun: http://www.parksonplaza.com/ ) 2.4.2. nh gi th trng a) Th trng bn l Gi cho thu mt bng ti trung tm thng mi TP.HCM t 30$ n 200$/m2/thng ty thuc vo v tr vi gi thu trung bnh l 80$/m2. Ti qun 1 v qun 3 gi cho thu l 200$/m2/thng. Theo ng Rik Mekkelholt, Trng phng ph trch t vn kinh doanh bn l ca Cng ty CBRE Vit Nam cho bit gi thu ny vn ch nm mc trung bnh so vi so vi gi thu mt bng kinh doanh bn l trong khu vc. Do s mt cn i gia cung v cu, nn gi cho thu mt bng kinh doanh trong thi gian qua ngy cng tng v d on gi thu s cn tip tc tng cao. Ti khu vc thnh th, s h gia nh c thu nhp hng thng nm trong khong t 600 la M n 1.000 la M ang tng ln nhanh chng. Tip sau l nhng h gia nh c thu nhp trn 1.000 la M. Thu nhp tng v tp qun tiu dng thay i ang thc y sc tiu dng gia tng; mc chi tiu cho cc loi hng tiu dng tng 20% mi nm. D kin gi cho chuyn nhng quyn thu s dng sp kinh doanh khu ch truyn thng v khu siu th thi hn 50 nm ti Trung tm thng mi dch v Hip Ph t 10.800.000 ng/m2/50nm n 17.500.000 ng/m2/50nm (khong 667$ /m2/50nm n 1080$/m2/50nm).
b) Th trng vn phng17
Theo nghin cu Office Space Across the World 2008 (Vn phng cho thu trn th gii 2008) do Cty T vn bt ng sn Cushman & Wakefield thc hin, Vit Nam hin gi v tr th 5 ti chu - Thi Bnh Dng v th 17 th gii trong bng xp hng cc quc gia c gi cho thu vn phng t nht. ng Toby Dodd, Tng gim c Cushman & Wakefield Vit Nam pht biu: Th trng Vit Nam ang bng n. Gi thu cc vn phng hng u ti Vit Nam vt xa cc nc Chu khc do s tng trng kinh t mnh m sau khi Vit Nam gia nhp WTO cui nm 2006. Theo c tnh, tc tng trng GDP nm 2007 l 8,2%, xp v tr th 2 th gii ch sau 2 nn kinh t ang pht trin qu nng l Trung Quc v n . Vi nhng iu kin kinh t vng mnh v u t nc ngoi khng ngng tng trng, nhu cu thu vn phng hin nay b xa cung. Gi thu ti cc trung tm thng mi tng n 40% trong nm va qua, gi trung bnh l hn 68 USD/m2/thng do s thiu ht ngun cung cc vn phng hng u v vn phng hng A ti TP HCM. Thnh ph H Ch Minh c tng cng 81 ta nh vn phng trung v cao cp cung cp 351.727 m2 vn phng. Hu ht cc ta nh nm qun 1, trung tm hnh chnh ca thnh ph. Hin ti thnh ph c 5 ta nh vn phng loi A (vi 77.935 m 2 cho thu), 14 ta nh vn phng hng B (vi 147.907 m2 din tch vn phng) v 62 ta nh hng C (vi din tch cho thu l 125.885 m2). - Cao c loi A: Hu ht nhng cao c loi A c nhng nh u t Hng kng v Singapore xy dng trc khi cuc khng hong kinh t chu din ra nm 1997. Saigon Centre l cao c loi A u tin c hon thnh vo nm 1996. Gi cho thu vn phng ti cao c ny vo khong 38$/m2 ( bao gm ph dch v, tr 10% thu VAT), vi hiu sut thu l 100%. Hu ht cao c loi A c din tch sn l hn 1.000 m2 v c th cung cp din tch s dng ln n 10.000m2. - Cao c loi B v loi C: Hu ht cc cao c ny c xy dng gia nhng nm 90 trc cuc khng hong ti chnh chu . Gi thu vn phng loi B l 31$/m2 ( bao gm ph dch v, tr thu gi tr gia tng), vi hiu sut thu l 99%. Hu ht cc cao c loi B c din tch sn di 1000m2 tr Trung tm thng mi Si Gn v Thp M Linh. Cao c loi18
C c xy dng bi cc nh u t trong nc thng khng cao qu 8 tng v din tch sn nh hn 5000m2. Gi thu vn phng loi C l 25$/m2 ( bao gm ph dch v, tr 10% thu GTGT), hiu sut thu l 95%. Vic thiu nhng khu cao c cao cp v nhu cu tng s khin gi thu c xu hng ln ti trn 40$/m2 cho n khi nhng cao c loi A xut hin vo nm 2009. Cao c loi C v loi B s vn p ng nhu cu trong nm 2007 & 2008. D kin gi cho thu vn phng ti Trung tm thng mi dch v Hip Ph l khong 16$/m2/thng ( bao gm ph dch v, tr 10% thu GTGT), gi cho thu sn thng kinh doanh nh hng cph gii tr l khong 13$/m2/thng ( bao gm ph dch v, tr 10% thu GTGT) vi cng sut cho thu 75% vo nm u tin v 100% vo cc nm tip theo. c) Ngun cung tng lai S lng cc trung tm thng mi c hi vng l s ci thin trong tng lai v s m ra nhiu c hi hn cho cc nh bun bn v phn phi quc t. Hin ti TP. HCM c khong 100.000m2 din tch sn khu thng mi ang xy dng s hon thnh trong 4 nm ti. 2.4.3. Trin vng ca th trng Th trng bn l TPHCM c trin vng rt lc quan v th trng ny vn cha thc s pht trin tng ng vi s pht trin chung ca nn kinh t, ang ngy cng thu ht s quan tm ca nhiu trung tm thng mi cng nh cc nh bn l nc ngoi. c bit khi Vit Nam tr thnh thnh vin th 150 ca t chc thng mi WTO, th trng bn l ha hn ngy cng pht trin do c s gp mt ca cc thng hiu ni ting trn th gii. Thc t cho thy c n 70% dn s ca Thnh ph thuc tui di 35 do vy th trng bn l ti y c nh gi l rt tim nng. 2.4.4. Xc nh i th cnh tranh i th cnh tranh ca Trung tm thng mi - dch v Hip Ph ch Tng Nhn Ph A v ch Tng Nhn Ph B, Siu th Thnh Ngha v Siu th Coopmart, Trung tm thng mi Trng Thnh s c khnh thnh vo nm 2011 trn a bn phng Trng Thnh qun 9. Tuy nhin do s lng khng nhiu nn i th ny khng ng lo ngi. Mt khc, hin nay cha c quy m no c xem l ln mnh. Mc d trung tm thng mi Trng Thnh c xy vi din tch 3,5 ha nhng cch19
ng t Th c (ra quc l 52) khong 6 km v hng ng nn v tr khng thun li so vi Trung tm thng mi - dch v Hip Ph. Tn ti chung ca cc n v trn l thiu chin lc pht trin, cha nng ng sng to trong nn kinh t th trng. Ngoi ra, nng lc chuyn mn, trnh qun l cn yu, cha c i ng nhn vin lnh ngh p ng nhu cu ngy cng cao ca khch hng. Mt khc, ngun vn v trang thit b phc v cha tng xng vi nhng i hi ca khch hng. Cng tc kim tra cht lng ngun hng c tin hnh cha cht ch, i khi khng m bo vn v sinh mi trng. Hn na, quan im, thi phc v khch hng cn nhiu khim khuyt, chm tip thu v i mi phc v. Bn cnh , tnh trng ni thch cn din ra ti cc ch truyn thng gy tm l ngn ngi cho ngi tiu dng. l im yu ca cc n v bn l hin nay. Cho nn, nhn chung l khng c i th no ng ngi. 2.4.5. im mnh ca d n TTTM DV Hip Ph c xy dng trn a bn phng Hip Ph l ni c nhu cu thu mt bng tng i ln. Hn na, d n cn c s ng h ca chnh quyn a phng. 2.4.6. Phn tch li th cnh tranh ca TTTM - DV Hip Ph TTTM DV Hip Ph thnh lp c t cch php nhn, hot ng ngay trn a bn phng Hip Ph qun 9. TTTM - DV Hip Ph c kh nng v ti chnh trc mt cng nh lu di. TTTM - DV Hip Ph c nng lc v chuyn mn, vi i ng hi ng thnh vin, cn b nhn vin c o to c trnh t trung cp, cao ng, i hc v trn i hc v trnh qun l, c kinh nghim thc t phc v cho ngnh. TTTM - DV Hip Ph hot ng trong khun kh iu l theo lut doanh nghip c chin lc pht trin lu di v uy tn v cht lng phc v khch hng. TTTM - DV Hip Ph phi hp vi cc doanh nghip, cc t chc kinh t - x hi y mnh quan h cng chng (PR) nhm nng cao s tho mn cho khch hng to s gn gi gia cc doanh nghip, t chc i vi khch hng. Cng ty khng ch cho thu mt bng m cn t chc hng dn thc hnh thng nht theo phng n kinh doanh ca TTTM s to ra uy tn cho TTTM trn thng trng v to ra li th cnh tranh so vi cc TTTM khc.20
2.5. Tnh hnh hin trng khu vc d n 2.5.1. V tr v gii hn khu t Khu t u t xy dng to lc ti mt phn tha 59, t bn th 49 v mt phn tha 36, t bn th 56 thuc B a chnh Phng Hip Ph, Qun 9 (theo ti liu o nm 2003), khu t c din tch 4.132 m2. Ranh gii khu t c xc nh bi: Pha Bc gip nh dn hin hu. Pha Nam gip ng L Vn Vit. Pha ng gip ng hm nha. Pha Ty gip ng nha 265. V tr khu t nm ngay mt tin ng L Vn Vit, thuc phng Hip Ph, qun 9, cch ng t Th c (ra quc l 52) khong 2 km v hng ng. 2.5.2. Cc iu kin t nhin a) Kh hu Thuc khu vc Thnh ph H Ch Minh, nm trong vng kh hu nhit i gi ma, c nn nhit cao v n nh quanh nm, khng gp thi tit bt thng nh: ngp lt, nhit qu nng hoc qu lnh. C 2 ma r rt , ma ma t thng 5 - 11, ma kh t thng 11 4. - Nhit : Nhit tng i cao v c t bin i qua cc thng trong nm cng nh gia cc ma. Nhit trung bnh trong nm 27.50C. Nhit cao nht vo cc thng trc ma ma: 390C. Nhit thp nht vo thng l: 25,90C. - Ch ma: Ma ma tp trung t thng 5 - 11 chim 90% tng lng ma c nm. Lng ma trung bnh trong nm 1726 mm. S ngy ma trung bnh nm l 154 ngy. Lng ma ln nht l 398 mm (thng 9). Lng ma nh nht l 3 mm (thng 1l). - m: Ch s m bin thin theo ma v t l nghch vi nhit . m tng i trung bnh: 77,50%. m cao nht: 83,25% (thng 9).21
m thp nht: 69,50% (thng 2 v thng 3). - Gi: Ma kh hng gi ch o l hng ng Nam (t thng 1 n thng 4), tc ln nht l 2,83 m/s. Ma ma hng gi ch o l hng Ty Nam (xut hin t thng 6 n thng 10), tc ln nht l 2,4 m/s. - Bo: Thnh ph H Ch Minh c rt t bo, mi nm ch c khong 1-2 cn bo. Tc gi trung bnh trong khong 2 3 m/s, cao nht khng qu 36 m/s (nm 1972). b) a hnh Khu t c a hnh tng i bng phng, thun li cho vic t chc thi cng cng trnh. Cao trnh mt bng hin hu ca khu t bng mt ng L Vn Vit. c) a cht thu vn Khu t d kin xy dng c a cht thun li, sc chu ti ca t cao trnh t mng khong 1,2 kg/m2. Thy vn khu vc khng b ngp nc khi triu cng. Ngun nc ngm tt, khng b nhim phn. 2.5.3. Hin trng a) Hin trng s dng t V tr c chn u t nguyn l ch Hip Ph (ch nh) v phn hiu Trng Tiu hc Hip Ph, c gii ta, n b di di thc hin d n u t xy dng "Trung tm thng mi - dch v Hip Ph" nm cch ng t Th c (ra quc l 52) khong 2 km, cch ch Tng Nhn Ph khong 1 km, gn cc c quan, x nghip, trng hc, khu cng ngh cao, ngn hng, khu hnh chnh ca qun, thun tin v mt giao thng i li, giao dch mua bn. b) Hin trng h tng k thut - V giao thng: Khu t nm ngay mt tin ng L Vn Vit, thuc phng Hip Ph, qun 9, ng L Vn Vit l trc ng chnh ca qun ni t quc l 52 i vo, l ng giao thng 2 chiu c l gii d kin m rng 30 m, thun tin cho cc phng tin giao thng. - Ngun in: Ngun in c cung cp t li in chung ca Thnh ph.22
- Ngun nc: S dng ngun nc ca Cng ty Cp thot nc Thnh ph, do c li th u ngun nn p lc nc mnh. - H thng thot nc: ang s dng h thng thot nc chung trn sut tuyn ng L Vn Vit. 2.5.4.Thun li v kh khn a) Nhng mt thun li - Thun li v v tr chin lc: V tr khu t nm ngay mt tin ng L Vn Vit, thuc phng Hip Ph, qun 9, cch ng t Th c (ra quc l 52) khong 2 km v hng ng. - Thun li v kh hu: Khng gp thi tit bt thng. - Thun li v a hnh: Tng i bng phng, thun li cho vic thi cng. - Thun li v thy vn: Khng b ngp nc khi triu cng. - Khu t d kin xy dng y h thng h tng k thut: Giao thng, in, nc sinh hot, thng tin lin lc. Ch cn u t h cha nc d tr v h thng x l nc bn. b) Nhng mt khng thun li H thng thot nc cha hon chnh nn thng gy ng vo ma ma lm nhim mi trng v h hng ng s. 2.6. Gii php quy hoch - kin trc - k thut 2.6.1. Phn khu chc nng Cn c n quy hoch chung qun 9 c UBND Thnh Ph ph duyt nn phng n t chc c cu c xut nh sau: Khu t quy hoch xy dng l khu vc c v tr thun li nm cnh tuyn giao thng b hin hu ng L Vn Vit, ng 265 l gii l6 m v ng hm nha l gii 6 m, thun tin trong giao thng gia cng trnh v khu dn c hin hu. Da trn v tr khu t nn c b tr mt n nguyn c mt ng chnh hng ra ng L Vn Vit. Bao quanh cc mt cng trnh l phn sn ng to thun tin giao thng n tn chn cng trnh. Khu vc bi u xe pha trc cng trnh to thun li trong giao thng i ngoi. 2.6.2. Quy hoch kin trc23
Da theo nh hng quy hoch chung c ph duyt v k hoch pht trin kinh t x hi ca qun 9 b tr t chc khu thng mi - dch v ph hp gn cc c quan, x nghip, trng hc, khu cng ngh cao, ngn hng, khu hnh chnh ca qun, thun tin v mt giao thng i li, giao dch mua bn. Cng trnh d kin u t xy dng ti Phng Hip Ph c b cc to nn qun th khng gian kin trc hi ho, m bo cc tiu chun ca khu th cng nh vn an ton phng chng chy n, to nn mt trung tm thng mi - dch v p ng nhu cu bun bn, vn phng cho thu v khu vc hng mt gii tr trn tng cao, m bo khng nh hng vn kh hu v mi trng khu vc. Trong khu quy hoch xy dng mi s dng cc hnh thc kin trc, xy dng theo tiu chun hin i, cng trnh xy dng m bo ch gii xy dng cn thit. Tng hm b tr bi gi xe m bo hi ha v giao thng gia cng trnh v khu vc. 2.6.3. Qui m xy dng: Din tch khu t: 4.133 m2 Din tch xy dng: 2.839 m2. Mt xy dng: 68.7%. Tng cao: 5 tng. Tng din tch sn xy dng : 14.195 m2. H s s dng t: 3,43%. S cn bng t ai c trnh by trong Bng 2.4. Bng 2.4. Bng Cn Bng t ai STT 1 2 Loi t t xy dng TTTM t sn bi v va h Tng cng Din tch (m2) 2.839 1.294 4.133 T l (%) 68,69 31,31 100 Ngun: Bn V Thit K.
a) Sn bi xe v va h Da theo b cc kin trc cng trnh, va h xung quanh cng trnh v sn bi u xe pha trc nhm phc v thun li v hiu qu cho nhu cu giao dch ni b v i ngoi. Din tch va h v sn bi u xe l 1.294 m2 chim t l 31,31%. b) H thng thot nc24
H thng thot nc t cng trnh theo hng thot ra pha cng chnh v dn ra u ni vi h thng thot nc ca ng L Vn Vit hin hu, tng chiu di cng thot nc 340 m, dung lng thot nc bn 160 lt/ngi/ngy m. c) H thng cp nc Thit k cng sut t dung lng cp nc 200 lt/ngi/ngy m, s dng h cha nc 50 m3 v my bm. Nc cp ly t ngun cp nc chnh thy cc t ng L Vn Vit dn vo cng trnh vo h cha v qua h thng bm. d) H thng cp in Thit k cng sut cp in vi dung lng in 800 KWh/ngi/nm cn lp t trm bin p 250 KVA phc v cho nhu cu s dng in ca ton b khu thng mi - dch v. f) Quy m thit k - Xy dng 1 khu thng mi - dch v: phn c tng hm, tng trt l mt khu ch truyn thng, tng cao c 5 tng. - Mc ch s dng: Tng hm din tch 1.432 m2 dng xe. Tng trt din tch 1.983 m2: b tr khu ch truyn thng. T lu 1 n 3, din tch 6.450 m2: b tr khu siu th. Tng lu 4, din tch 1.834 m2: b tr khu vn phng cho thu. Tng sn thng din tch 2.386 m2: b tr khu vc nh hng c ph gii tr.
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CHNG 3 NI DUNG V PHNG PHP NGHIN CU
3.1 C s l lun
3.1.1. Nhng vn chunga) Khi nim d n u t D n u t l tp hp cc xut b vn trung v di hn tin hnh cc hot ng u t trn a bn c th, trong khong thi gian xc nh. (Theo nhng quy nh mi nht hng dn thc hin lut xy dng - lut u t - lut u thu, B xy dng, 2007, trang 365).
b) Khi nim cng trnh xy dngCng trnh xy dng l sn phm ca cng ngh xy lp gn lin vi t c to thnh bng vt liu xy dng, thit b v lao ng. c) Khu hao ti sn c nh - Khi nim ti sn c nh: L ti sn c s dng vo cc hot ng kinh doanh chnh ca doanh nghip, c gi tr ln (trn 10 triu) v thi gian s dng di (trn 1 nm). - Nguyn gi ti sn c nh: Nguyn gi ti sn c nh hnh thnh t mua sm: L gi mua thc t (gi ghi trn ha n tr (-) i cc khon chit khu thng mi hoc gim gi - nu c) cng (+) vi cc chi ph vn chuyn, bc d, cc chi ph sa cha, ci to, nng cp, chi ph lp t, chy th tr (-) cc khon thu hi v sn phm, ph liu do chy th, cc khon thu, ph, l ph (nu c) m c quan, n v phi chi ra tnh n thi im a ti sn c nh vo s dng.
Nguyn gi ti sn c nh hnh thnh t u t xy dng: L gi tr quyt ton c cp c thm quyn ph duyt theo quy nh Quy ch qun l u t v xy dng hin hnh. - Thi gian s dng ti sn c nh hu hnh: c thc hin theo quy nh ti Ph lc 1 ban hnh km theo Quyt nh s:32/2008/Q-BTC ngy 29 thng 5 nm 2008 ca B trng B Ti chnh. - Phng php tuyn tnh c nh (khu hao ng thng): Nguyn gi Khu hao trung bnh hng nm = Thi gian s dng d) Trnh t th tc chun b u t trn a bn Thnh ph H Ch Minh Trnh t th tc chun b u t trn a bn Thnh ph H Ch Minh c trnh by trong Hnh 3.1. Hnh 3.1. Trnh T Th Tc Chun B u T trn a Bn Thnh ph H Ch MinhVB THUN CH TRNG, A IM U T VB, n xin ch trng & a im u t Thuyt minh tm tt phng n u t VB kin quy hoch kin trc S v tr, bn v hin trng, h s php l t VB thng tin quy hoch kin trc Lp h s thit k quy hoch 1/500
1
2VB thm nh n quy hoch 1/500 QUYT NH PH DUYT D N U T Lp & trnh thm nh d n u t
La chn n v t vn lp d n u t
Chun b u t Thc hin u t 3QUYT NH GIAO THU T THC HIN U T D N Tin hnh bi thng (80% gi tr) TIN HNH THI CNG XY LP Thm nh&ph duyt phng n bi thng THM NH, PH DUYT K khai & lp phng n bi thng KHO ST THIT K XY DNG CNG TRNH
4
27
Ngun: S K Hoch u T Thnh Ph H Ch Minh.
28
3.1.2. Phn tch ti chnh d n a) Phng php ni suy Trng hp cn ni suy nh mc chi ph lp bo co u t, d n u t, bo co kinh t k thut v thit k xy dng cng trnh, p dng theo cng thc: Nb - N a Nt = Nb (Ct - Cb) Ca - C b Nt: nh mc chi ph lp bo co u t (hoc d n u t, bo co kinh t k thut, thit k xy dng cng trnh) theo chi ph xy dng v thit b hoc chi ph xy dng cn tnh; Ct: Chi ph xy dng v thit b hoc chi ph xy dng cn tnh nh mc chi ph lp bo co u t (hoc d n u t, bo co kinh t k thut, thit k xy dng cng trnh); Ca: Chi ph xy dng v thit b hoc chi ph xy dng cn trn chi ph cn tnh nh mc chi ph lp bo co u t (hoc d n u t, bo co kinh t k thut, thit k xy dng cng trnh); Cb: Chi ph xy dng v thit b hoc chi ph xy dng cn di chi ph cn tnh nh mc chi ph lp bo co u t (hoc d n u t, bo co kinh t k thut, thit k xy dng cng trnh); Na: nh mc chi ph lp bo co u t (hoc d n u t, bo co kinh t k thut, thit k xy dng cng trnh) tng ng vi Ca; Nb: Mc chi ph lp lp bo co u t (hoc d n u t, bo co kinh t k thut, thit k xy dng cng trnh) tng ng vi Cb. c) Tr n hm Payment r PMT = PV x 1- (1+r)-t Tong : PV = n u nm + li vay - tr n gc. r l li sut vay ngn hng. t l s k tr n. d) Phng php chit khu v cc ch tiu hiu qu ti chnh29
- Phng php chit khu trong phn tch d n L do p dng phng php chit khu: v ng tin c chi ph c hi (cha xt n yu t lm pht hay s mt gi ca ng tin theo thi gian). Chi ph c hi ca ng tin: l gi tr mt i do khng s dng ng tin vo mc ch sinh li mong mun ca nh u t. Hin gi dng tin: l tng cc gi tr hin ti ca cc gi tr ng tin pht sinh ti cc thi im trong tng lai c chit khu v thi im hin ti. T sut chit khu ti chnh ca d n: l chi ph c hi (hay cn gi l chi ph s dng vn) bnh qun, ph thuc vo c cu s dng vn u t ca d n. Sut chit khu khi vn hn hp, 1 phn vn t c, 1 phn vn vay Cng thc:Vc V rc + d Ve r re = Ve d
Vc, Vd, Ve: vn c phn, vn vay, tng vn u t. re: sut chit khu hiu dng, sut chit khu trung bnh c trng s. rc: sut sinh li c ng i hi. rd: li sut vay. Trong trng hp c thu li tc, ta c sut chit khu iu chnh Cng thc: rdceVc V rc + d Ve r (1 - t) = Ve d
C iu chnh theo thu sut t (thu li tc) chim 10 30%. H s chit khu ca d n Cng thc: at = 1/(1 + r)t at l h s chit khu ca d n ti nm t (at 1). r l t sut chit khu ca d n (%). - Cc ch tiu hiu qu ti chnh theo phng php chit khu Ch tiu hin gi thu nhp thun NPV (Net Present Value) Hin gi thu nhp thun l hin gi ca cc thu nhp thun qua cc nm ca d n tnh ti thi im u t. Cng thc tng qut: NPV = t= 0n
( +1 r
(Bt
t
Ct ) ) PV30
NPV: hin gi li ch rng ca d n, NPV cn l gi tr hng n ca dng PV tch lu. PV l gi tr quy v hin ti (Present Value): PV = An(1+r)-n A l ngn lu rng ca d n. Ngn lu rng = ngn lu vo ngn lu ra. n l i sng ca d n (Number of Period). r l sut chit khu ca d n (Discount Rate). PV tch lu = A0+A1(1+r)-1+...+An(1+r)-n Nguyn tc s dng: i vi d n c lp NPV > 0 chn. NPV < 0 loi. NPV = 0 tu ch u t. i vi d n loi tr v i sng khng bng nhau Max (NPVj/NPVj>0) chn. Khi la chn mt trong s nhiu d n loi b nhau th phng n NPV ln nht s c li nht. Ch tiu t sut ni hon IRR (Internal Rate of Return) T sut ni hon c khi nim l sut chit khu ca d n m ng vi n hin gi hin gi thu nhp thun ca d n (NPV) bng 0. Cng thc tng qut: IRR = r* NPV = t= 0n
( +1 r
(Bt
t
Ct ) ) PV = 0
IRR: t sut ni hon ca d n (%). NPV: hin gi thu nhp thun. PV: gi tr quy v hin ti. C 3 cch tnh IRR: Cch 1: gii phng trnh tm r* NPV = t= 0n
( +1 r
(Bt
t
Ct ) ) PV = 0
Cch 2: s dng phng php ni suy tnh IRR. IRR = r1 + (r2 r1) xNPV1 ( NPV1 + NPV2 ) 31
Trong : r1: t sut chit khu m ng vi n NPV (r1) > 0. r2: t sut chit khu m ng vi n NPV (r2) < 0. Cch 3: v th biu din tm r* c trnh by Hnh 3.1. Hnh 3.2. Th Biu Din Tm r* NPVVV
0
rtt
IRR
r(%)% rtt %5%
Nguyn tc s dng IRR trong phn tch hiu qu: D n u t c li khi li sut tnh ton (rtt) nh hn t sut ni hon IRR, (rtt) < IRR, khi NPV > 0, ngc li (rtt) > IRR th d n s b loi b. Trong s cc d n u t c lp d n no c NPV cao hn s c v tr cao hn v kh nng sinh li. Ch tiu thi gian hon vn (Tp) Thi gian hon vn l khong thi gian cn thit hin gi cc khon thu nhp thun gia tng ca d n va b p vn u t ban u. PV tch lu nm m = PV (0) + PV(1) + ...... + PV (m) > 0 (= a). PV tch lu nm (m-1) = PV (0) + PV(1) + ...... + PV (m-1) > 0 (= -b). Thi gian hon vn: Tp = (m-1) nm + s thng x no . Phng php ni suy (interpolation) Tnh s thng: x = 12 x b (a+b)-1 -b x thng 12 thng Nguyn tc s dng ch tiu thi gian hon vn: d n s c chp nhn nu Tp < Tm. Trong Tm l thi gian hon vn nh mc c ngi quyt nh u t n nh. Nu Tp > Tm th d n xem nh b loi. Tm c xc nh trn c s kinh nghim v cc c hi u t khc ca ch u t, do s khc nhau ng k trong32
0
a
nhng trng hp khc nhau. Trong s cc d n xem xt, d n no c thi hn thu hi vn ngn nht s c chp nhn la chn. Ch tiu t l hin gi li ch v hin gi chi ph (R) L t l nhn c khi chia gi tr hin ti ca dng li ch cho gi tr hin ti ca dng chi ph lm thc o hiu qu trong tnh ton v nh gi hiu qu d n. T l li ch chi ph (R) =PV ( B) PV (C )
Trong : PV(B) hin gi li ch. PV(C) hin gi chi ph. Quy tc chn la mt d n nh gi theo tiu thc ny: Khi s dng ch tiu t l li ch nh gi d n u t, ta s chp nhn nhng d n no c t l R 1 . Khi nhng li ch m d n thu c b p cc chi ph b ra v d n c kh nng sinh li. Ngc li, t l R < 1 d n s b bc b. T l R c th c dng xp hng cc d n c lp theo nguyn tc dnh v tr cao hn cho nhng d n c t l R cao hn. - Phn tch nhy ca d n Phn tch nhy mt chiu L phn tch cc kt qu c th c trong trng hp ch c mt yu t khng chc chn thay i. Gi tr thng c a vo l phn tch NPV ca d n, cc yu t thay i c th l chi ph, gi bn, li sut vay ngn hng, sut chit khu, ... Phn tch nhy hai chiu Nguyn tc cng ging nh phn tch nhy mt chiu nhng c hai yu t khng chc chn cng thay i. V d: gi cho thu gim v chi ph tng. 3.2.Phng php nghin cu ca ti 3.2.1. Phng php thu thp s liu a) Thu thp s liu s cp Thu thp s liu s cp bng cch phng vn, trao i thng tin vi cn b cng nhn vin, cc phng ban ca cng ty. ng thi quan st hin trng ca ch Hip Ph ra phng n bi thng. Ngoi ra, ti ny cn s dng phng php phng vn qua in thoi nhn bng bo gi mt s thit b. Bn cnh , n gp trc tip khch hng ca mt vi h thng siu th v trung tm thng mi khu vc TPHCM33
tham kho gi cho thu mt bng, gi gi xe,Bn cnh , ti tin hnh quan st mt s cng trng v h thng ch, siu th xung quanh khu vc d n nh gi tc ng ca d n n mi trng. b)Thu thp s liu th cp Thu thp ti cc phng ban cng ty, phng thng k UBND qun 9, i kh tng thu vn TPHCM, lun vn tt nghip, thng tin trn bo ch truyn hnh, Internet, 3.2.2. Phng php x l s liu a) Phng php tnh ton c bn: Trong kho lun ny c s dng phng php ni suy theo Quyt nh s 11/2005/Q-BXD ngy 15/4/2005 ca B trng B Xy dng. Trong qu trnh tnh ton c s dng phn mm Excel thc hin vic phn tch ti chnh. Ngoi ra, kho lun ny cn s dng phn mn Google Earth d v tr a l, ng dng phn mn Crystall Ball (phng php m phng Monte Carlo) phn tch phn trm l ca d n v ci thin mc ri ro ca d n. Mt khc kho lun cn s dng phn mn d ton xy dng tham kho gi vt liu xy dng,ng thi, kho lun cn s dng phng php thng k m t. y l phng php thu thp thng tin, s liu nhm nh gi tng qut c trng v mt mt no ca tng th cn nghin cu. Trong phm vi kho lun ny, phng php c s dng thng k nhng tc ng ca d n n mi trng. b) Phng php phn tch tng hp L phng php phn tch ch yu da trn xem xt, l gii nhng s liu thu thp c a ra nhng nhn xt ca vn nghin cu. c) Phng php chuyn gia Tham kho kin ca chuyn gia cng ty phc v cho nghin cu ti.
34
CHNG 4 KT QU V THO LUN
4.1. Gii ta mt bng 4.1.1. Phng n gii ta a) Khi lng gii ta Theo kt qu iu tra gn y ca ban qun l ch Hip Ph phc v cho cng tc n b v h tr di di th tng s h kinh doanh l 209 h trong c 6 h khng kinh doanh. Khi lng gii to trn khu t xy dng TTTM DV l 66 kiosques vi din tch l 1,212.52 m2 c tnh cht php l l t cng v cu trc tng gch, mi lp tn v 78 sp trong nh lng ch, 26 sp trong ch c, 39 sp u ch. b) Tin gii to D kin tin gii to c trnh by trong Bng 4.1. Bng 4.1. D Kin Tin Gii To t Khu vc Thi gian 1 C s 2 trng tiu hc Hip Ph 20/1/2009 n cui qu I/2009 2 Ch Hip Ph 15/2/2009 n cui qu I/2009 Ngun: Cn c tnh hnh kinh doanh ca tiu thng v hc tp ca hc sinh. Cc h kinh doanh ch Hip Ph s c di n khu ch Tng Nhn Ph A v B. Qun c k hoch di di c s 2 trng tiu hc Hip Ph v c s khc. 4.1.2. K hoch trin khai (d tho) a) Thng 08 nm 2008 Quyt nh thnh lp hi ng bi thng, h tr v ti b tr, do Ban ch o pht trin qu t trnh UBND qun 9 quyt nh; Hp hi ng trin khai k hoch bi thng, do hi ng trin khai.
Hp ng n v chc nng o c, cm mc gii hn phm vi thc hin d n (giai on1) theo quy hoch; do ch u t hp ng. b) Thng 09 nm 2008 K hp ng v tm ng kinh ph hot ng ca Hi ng bi thng, do ch u t v Hi ng bi thng thng tho k hp ng. Ch u t cung cp s liu o c din tch t ca tng h dn. Hp dn cng b v tr trin khai d n u t, do phng h tng kinh t phi hp vi UBND qun 9, Phng ti nguyn v mi trng, hi ng bi thng, ch u t thc hin. Thng bo rng ri ch trng v d kin thi gian thc hin d n n cc h kinh doanh trong phm vi gii ta, ng thi hi ng bi thng s pht phiu thm d kin, hn ngy np li cho hi ng, do UBND qun 9 ch tr, phi hp vi phng h tng kinh t, hi ng bi thng thc hin. Lp v thng qua phng n tng th hi ng, ch u t ng gp; do t chuyn trch bi thng lp v thng qua. Trnh duyt phng n tng th; do Hi ng bi thng trnh. Cng b phng n bi thng tng th cho dn, do hi ng bi thng phi hp ch u t, UBND qun 9 cng b.
c) Thng 10 nm 2008Hp ng n v t vn lp h s xin giy chng nhn u t, do ch u t chn t vn hp ng. Cung cp s liu thng tin lp th tc thu hi t tng th, Hi ng s gip ch u t cung cp cho c quan Ti nguyn v mi trng lp th tc; Xt tnh php l v t, do UBND qun 9 ch o hi ng t vn qun 9 ch o hi ng t vn phng Hip Ph xt tnh php l v t ( trong vng 20 ngy trong c 5 ngy xt, 15 ngy cng khai ). K hp ng lp bo co nh gi tc ng mi trng ca d n b sung h s xin giy chng nhn u t, do ch u t thc hin; Cng b quyt nh thu hi t tng th, do S Ti nguyn v Mi trng hoc Phng Ti nguyn v Mi trng, ch u t, hi ng bi thng, UBND qun 9 thc hin;35
Gii quyt khiu ni ca cc h dn trong phm vi d n, do Hi ng bi thng phi hp vi cc ngnh chc nng v ch u t;
d) Thng 11 nm 2008Tip tc gii quyt khiu ni ca cc h dn trong phm vi d n. Kim k ti sn trn t lp phng n, do Hi ng bi thng phi hp vi cc ngnh chc nng v ch u t. Hon chnh iu l qun l xy dng c bn khu vc quy hoch trnh UBND qun 9 k ban hnh; Do Phng h tng kinh t phi hp vi Ban qun l d n cc cng trnh xy dng c bn qun 9 t chc thc hin. K hp ng kho st, thit k cc hng mc h thng k thut theo quy nh tng mt bng t l 1/500, do ch u t hp ng. Cng b quyt nh thu hi t chi tit, Do phng ti nguyn v mi trng phi hp Hi ng bi thng, UBND phng Hip Ph; Thu n v t vn c lp thm nh gi tr bi thng v t nu c nhiu n yu cu v gi t, Do hi ng bi thng thu; Lp phng n bi thng chi tit; do t chuyn trch thc hin. e) Thng 12 nm 2008 Tip tc gii quyt khiu ni ca cc h dn trong phm vi d n. K hp ng thm d a cht khu vc quy hoch. K hp ng thit k chi tit TTTM DV Hip Ph; Do ch u t hp ng. Thng qua hi ng v ch u t phng n bi thng chi tit; Do T chuyn trch thng qua; Trnh cp thm quyn thm nh v ph duyt phng n chi tit; Do Hi ng bi thng trnh; g) Thng 1 nm 2009 Quyt nh bi thng chi tit cho tng h, do t chuyn trch bi thng phi hp UBND qun 9 cng b gi tr bi thng; Chi tr tin bi thng cho cc h dn, do ch u t chi tr. Bn giao mt bng cho ch u t trin khai thc hin d n. 4.1.4. Chi ph bi thng Chi ph bi thng c trnh by trong Bng 4.2.36
Bng 4.2. Chi Ph Bi ThngTT 1 2 3 4 Khon mc Bi thng kiosques Sp trong nh lng ch Sp trong ch c Sp u ch Tng VT m2 sp sp sp Khi lng 1212,52 78 26 39 n gi (ng/m2, sp) 5.000.000 60.000.000 50.000.000 50.000.000 Thnh tin (ng) 6.062.600.000 4.680.000.000 1.300.000.000 1.950.000.000 13.992.600.000
Ngun: Tm tnh da trn n gi quy nh v iu chnh cho ph hp. 4.2. Mi trng 4.2.1. nh gi tc ng ca vic thc hin d n n mi trng a) Cc tc nhn gy nhim chnh Cc cht nhim chnh v ngun gc pht sinh c trnh by trong Bng 4.3. Bng 4.3. Cc vn nhim chnh v ngun gc pht sinh.Cc cht nhim chnh nhim khng kh Bi, mi, Ngun gc pht sinh Bp nu trong khu vc n ung, cc phng tin giao thng. Kh thi t khu vc tp trung rc, khu vc x l nc thi, mi tanh, hi t khu vc thc phm ti sng. nhim nc Nc thi sinh hot Nc thi t qu trnh lm v sinh. Nc ma nhim do cht thi rn Bao b, thc phm, giy, vi vn, lon, chai nha, rau qu ct tha, thng carton Mt s cht thi rn nguy hi nh bn mch in t, pin b h, mc in nhim kh hu Ting n, rung Kh nng xy ra s c S c chy n Trong qu trnh nu thc n, nc ra thit b nu nng, thc n tha, qu trnh sinh hot ca ngi kinh doanh v ngi tiu dng trong TTTM. Nc thi t qu trnh lm v sinh trong khu ch (khu thc phm ti sng, khu ch rau, v sinh) Nc ma chy trn trn khu vc mt bng TTTM. Trong qu trnh sinh hot, bun bn, sa cha in ca cc tiu thng v ngi tiu dng trong qu trnh mua bn.
Cc phng tin giao thng, hot ng bun bn, sinh hot ca ngi tiu dng, Trong qu trnh vn chuyn nhin liu d chy, n bnh gas trong khu vc nh hng c ph gii tr. Vt b tn thuc ba bi trong qu trnh sinh hot, bun bn ca ngi kinh doanh v ngi tiu dng trong TTTM. Cc s c v in.
Ngun: Kho st cng trng, quan st Siu th Coopmart v mt s ch.37
4.2.2. Cc bin php x l - Khng ch khi bi trong qu trnh thi cng: Khu vc cng trng c che chn bng g vn hoc tn. Hn ch vic tp kt vt t cng mt lc hn ch bi ti cng trng. Phun nc thng xuyn ti cng trng. Khi chuyn ch vt liu xy dng, cc xe ti s c bc kn bng vi bc v la chn vo lc t xe lu thng trnh gy nhim bi v cn tr giao thng. Khi bc d nguyn vt liu, cng nhn bc d s c trang b bo h lao ng y . - Khc phc ting n, rung trong qu trnh thi cng: Cc thit b thi cng gy ting n ln nh my khoan, o s khng hot ng trong thi gian t 18 gi n 6 gi v t cch lng tri ca cng nhn 50 100 m. Trnh tnh trng nhiu xe ch nguyn vt liu cng lc. - Khng ch nc thi t qu trnh thi cng xy dng: Ti cng trng s xy dng cc nh v sinh c hm t hoi. Nc ma chy trn lm ngp ng cc khu o mng, x l ngi ta dng bm ht ton b nc v vo cng thot, hoc o nhng rnh thot nc. Ngoi ra nc thi trong qu trnh ra xe c gii ra vo cng trnh, ra nguyn vt liu, nc pht sinh trong qu trnh o mngnc thi ny cun theo t, ct, xi mng, do khng ch thu gom vo h lng trc khi thi ra cng thot. thot nc tt ti khu vc th trc khi tin hnh xy dng th ch thu cn trin khai to a hnh dc v hng thot nc v o rnh thot nc ra pha cng chnh v dn ra u ni vi h thng thot nc ca ng L Vn Vit hin hu. - i vi cht thi rn trong qu trnh thi cng: Cc cht thi rn trong qu trnh thi cng ch yu l t, ct, x bn, xi mng, st vn, phi c thu gom mt ch v vn chuyn i ng ni quy nh. Rc thi sinh hot do cng nhn xy dng trong cng trng phi c thu gom i theo quy nh, trnh t rc ti cng trng. Ring i vi x bn do ph d vt kin trc th s dng lm t p dm nn do tit kim c chi ph san nn, i vi st thp vn s thu gom v bn ph liu. - Khng ch bi v kh thi trong qu trnh thi cng:
38
Khc phc bi v kh thi pht sinh do phng tin vn ti bng cch ti nc ng ni b, ng giao thng trong dy. Khc phc kh thi do cc bp trong khu vc n ung bng cch b tr thit k thong, thng gi t nhin. - Bin php k thut an ton lao ng trong qu trnh xy dng c bn: Lp ban an ton lao ng ra cc ni quy lm vic ti cng trng, bao gm ni quy ra, vo lm vic ti cng trng; ni quy v trang phc bo h lao ng; ni quy s dng thit b nng cu, an ton in, an ton giao thng, an ton cht n. Tuyn truyn, ph bin ni quy cho cng nhn bng nhiu hnh thc khc nhau nh in ni quy vo bn treo ti cng trng, nh n lng tri; t chc hc ni quy; t chc tuyn truyn bng loa phng thanh; thanh tra v nhc nh ti hin trng. T chc theo di tai nn lao ng, xc nh kp thi nguyn nhn gy tai nn v c bin php khc phc kp thi nhm trnh trng hp lp li cc tai nn tng t. Lp t cc bin cm ngi qua li khu lm vic ca thit b nng cu; Lp h thng bin bo cm la ti cc khu vc d gy ra chy n (kho xng du, kho vt t d chy n, trm bin p) Trang b cc phng tin cha chy ti kho (bnh CO2, ct) - Gim thiu nhim ting n khi d n i vo hot ng: B tr thi gian thch hp cho tng loi xe i vi hng thc phm thu sn phi a vo trc k n l hng ho thc phm khc. - Gim thiu cc tc ng khc: Thnh lp ban qun l TTTM v b tr bo v lm vic ti cc cng, trnh tnh trng tp trung bun bn ti khu vc xung quanh gy ch tc giao thng. - Cc bin php khng ch s c mi trng: Phng chng chy n bng cch thit lp h thng bo chy, n hiu. Cc phng tin cha chy c kim tra thng xuyn v lun trong tnh trng sn sng. Xy dng h thng PCCC gm: h thng bo chy t ng, h thng cp nc cha chy, h thng chng st, cc bnh cha chy ti ch. Trnh nc ra thc phm trn lan, thu gom rc vo thng ng rc c np y v bao nylon bn ngoi, ton b rc thi mi ngy s c Cng ty dch v cng cng qun 9 thu gom bng xe p rc v chuyn i ti ni quy nh.39
4.2.3. Kinh ph gim st cht lng mi trng hng nm Kinh ph gim st cht lng khng kh trong giai on xy dng c trnh by trong ph lc 17. Tng kinh ph thc hin chng trnh gim st cht lng mi trng khi d n i vo hot ng c th hin trong ph lc 18. 4.2.4. Cam kt m bo t tiu chun mi trng Cng ty C phn Thng mi XNK Th c cam kt hon ton chu trch nhim trc php lut nu vi phm tiu chun v xy ra cc s c v mi trng. 4.3. Phn tch t chc nhn s trong TTTM DV Hip Ph 4.3.1. Nhu cu lao ng trong TTTM DV Hip Ph Nhu cu lao ng trong TTTM DV Hip Ph bao gm: Lao ng cho b my kinh doanh ti trung tm thng mi. Lao ng cho b my cc n v thi cng xy dng cng trnh. Lao ng ca cc t chc, c nhn kinh doanh khu ch truyn thng, khu siu th, khu vn phng cho thu, khu nh hng c ph gii tr. Trong TTTM DV Hip Ph ch yu phn tch i tng lao ng cho b my kinh doanh ti trung tm thng mi. 4.3.2. Ngun cung ng lao ng cho TTTM DV Hip Ph Ngun cung ng lao ng cho TTTM DV Hip Ph do 2 ngun ch yu l t TP.HCM v t cc a phng ln cn. 4.3.3. o to hun luyn lao ng cho TTTM DV Hip Ph Nhn vin trc khi tuyn dng lm vic ti TTTM DV Hip Ph phi thi tuyn chn lc v c hng dn v ni quy lao ng nhn vin c th lm quen v hi nhp tng bc vo n np lao ng chuyn nghip ca TTTM DV Hip Ph. 4.3.4. Qui ch lao ng ti TTTM DV Hip Ph Qui ch lao ng ti TTTM DV Hip Ph c qui nh theo B Lut Lao ng Vit Nam. Cng ty C phn Thng mi XNK Th c s ban hnh vn bn hng dn p dng qui ch lao ng vi cc ni dung ch yu bao gm 8 vn sau: - Qun l nh nc v lao ng ti TTTM Hip Ph:
40
Mi cng dn Vit Nam c tuyn dng trong TTTM DV Hip Ph u phi np h s ng k ti TTTM DV Hip Ph. C quan qun l lao ng s c b phn lm vic ti TTTM DV Hip Ph thng nht qun l nh nc v lao ng. - Hp ng lao ng: Gim c TTTM DV Hip Ph v ngi lao ng trn c s thng lng bnh ng t do, t nguyn k hp ng lao ng ni dung bao gm tin lng, iu kin lm vic, thi gian lm vic, bo him x hi, tr cp tht nghip, phc li tp th v cc ni dung khc do 2 bn tho thun. - Ni qui lao ng: Ch TTTM DV Hip Ph son tho ni quy Lao ng i vi nhn vin trong TTTM DV Hip Ph, ghi r cc l do v mc thng pht, bi thng, k lut, kim sot th cng nhn vin chc khi lm vic phi mang th. - Tuyn dng lao ng: Mi cng dn Vit Nam c nguyn vng lm vic ti TTTM DV Hip Ph u phi np h s ti cng ty C phn TM XNK Th c. Bn cnh , cng ty phi thng bo yu cu tuyn dng. i vi nhng cng vic m ngi lao ng Vit Nam cha p ng c th doanh nghip c php thu lao ng nc ngoi. - T chc cng on, on th: Ngi lao ng trong TTTM DV Hip Ph c quyn t chc hot ng cng on, cc on th theo quy nh ca php lut hin hnh. - Bo him x hi: Ch TTTM DV Hip Ph c trch nhim bo him cho cn b nhn vin theo quy nh ca nh nc Vit Nam v ch bo him x hi (17% tng qu lng i vi doanh nghip trong nc), bo him y t, bo him tai nn lao ng, - Bo h lao ng: Ch TTTM DV Hip Ph cn to mt mi trng lm vic thun li, bo v sc kho bng cc bin php thch hp v v sinh cng cng, an ton thit b, an ton PCCC, thit b x l nhim. - Phc li cng cng:
41
Ch TTTM DV Hip Ph nn t chc cc cng trnh phc li cng cng nhn vin c th th hng min ph, gp phn phc hi sc kho ti lao ng sn xut (xe a rc nhn vin, cc dch v gii tr, th dc th thao,). 4.3.5. T chc b my qun l TTTM Hi ng qun tr cng ty c phn thng mi XNK Th c ra quyt nh b nhim gim c, ph gim c trong quy nh c th v trch nhim tng ngi c nng lc v trnh qun l, giao tip ph hp vi hot ng ca TTTM Hip Ph. T chc b my ca ban qun l Trung tm thng mi - dch v Hip Ph c trnh by trong Hnh 4.1. Hnh 4.1. T Chc B My ca Ban Qun L TTTM - DV Hip Ph
Gim c
Ph Gim c
Nhn vin kinh doanh
Nhn vin k ton
Nhn vin bo v
Nhn vin k thut
Nhn vin phc v
Ngun: Phn b theo tng qu lng. c) Nguyn tc t chc v iu hnh C cu t chc iu hnh phi tinh gn v linh hot nhm p ng mi nhu cu ca thc t cng vic, cho nn vic s dng nhn vin ca cng ty cn kt hp cht ch vi bin php tn dng ngun nhn lc c chuyn mn. d) D kin s lng nhn vin v qu lng hng nm D kin s lng nhn vin v qu lng hng nm c trnh by trong Bng 4.4.
Bng 4.4. Chi Ph Lng trong Cc Nm Vn Hnh42
n v tnh: Ngn ng
Loi lao ng
Nm kinh doanh u tin S Lng Chi tr Chi tr lao ng1 1 3 8 2 1 5
Nm kinh doanh n nh Lng Chi tr Chi tr thng/ ngi5.200 4.160 1.976 1.768 2.184 2.288 1.664 3.271 22.511
thng/ ngi5.000 4.000 1.900 1.700 2.100 2.200 1.600 3.145
lng thng5.000 4.000 5.700 13.600 4.200 2.200 8.000 7.259 49.959
lng nm60.000 48.000 68.400 163.200 50.400 26.400 96.000 87.108 599.508
lng thng5.200 4.160 5.928 14.144 4.368 2.288 8.320 7.549 472.727
lng nm62.400 49.920 23.712 21.216 26.208 27.456 19.968 39.250 270.130
Gim c Ph gim c Nhn vin k thut Bo v Nhn vin kinh doanh K ton Nhn vin phc v BHXH v y t (17%) Tng cng
21
21.645
Ngun: Tnh ton da trn B lut Lao ng v nh mc ca Ch u t. 4.3.6. K hoch tuyn dng nhn s a) iu kin chung ca cc ng vin S dng thnh tho vi tnh vn phng. C kh nng lm vic c lp v chu c p lc cao trong cng vic. b) Kho st v tuyn chn Thng 2/2011 o to thng 3. c) o to Ban qun l d n thc hin vic o to bao gm cc ni dung sau: - C ch iu hnh: module. - Nghip v kinh doanh Marketing: 1 module. - Nghip v h tr khch hng: 1 module. Thi gian 1 module: 4 tit (1 tit: 45 pht). d) Kim tra 1 tit kim tra vit nghip v. 10 pht thuyt trnh. 5 tc nghip ch nh. Ngoi ng: vit - dch 1 tit, vn p 5 10 pht. e) K kt hp ng K kt hp ng da trn kt qu kim tra.43
Hon thnh trong thng 3/2011. Khi s cng tc thng 4/2011. f) Ph cp o to Ph cp o to 200.000 ng/ngi. 4.4. K hoch u thu Thc hin u thu theo quy nh hin hnh v theo iu 24, iu 28 mc 3 ngh nh 16/2005/N-CP ngy 7/2/2005. d n thc hin c hiu qu, cc nh thu thi cng phi c nng lc kinh nghim, c ngun lc thc hin cng vic. Ch u t cn iu tra rng ri v nng lc, v ti chnh v cc d n m Nh thu tham gia nh gi ng mc nhm xc nh Nh thu c nng lc thc s kh thi trong vic thc hin hp ng. 4.4.1. Hnh thc u thu Kin ngh theo hnh thc u thu rng ri. 4.4.2. Nguyn tc la chn Nguyn tc la chn gm 2 giai on: s tuyn la chn nh thu v u thu. 4.4.3. T chc u thu Kin ngh thu t chc t vn thc hin cng tc u thu. 4.4.4. Hnh thc thc hin hp ng Kin ngh hp ng khon gn, gi tr trng thu c UBND Thnh ph H Ch Minh ph duyt l gi tr thanh ton cng trnh. Trng hp c khi lng pht sinh ngoi hp ng nhng khng do nh thu gy ra, c ch u t gim st v n v thit k chp nhn v UBND Thnh ph ph duyt s c thanh ton b sung. 4.5. D ton tng mc u t - ngun vn u t - tin thc hin d n 4.5.1. D ton tng mc u t a) D ton chi ph u t trc tip Chi ph xy dng v thit b ca d n c trnh by trong bng 4.5.
Bng 4.5. Chi Ph Xy Dng v Thit BTT Hng mc cng trnh VT S lng n gi n v tnh: Ngn ng Thnh tin (ng)
44
I Chi ph xy dng 1 Xy dng 01 n nguyn 2 ng giao thng ni b 3 Sn bi va h 4 H thng thot nc 5 H nc sinh hot, b t hoi 6 H thng n chiu sng cng cng II Chi ph thit b 1 H thng thang my Mitshubishi 2 H thng PCCC 3 HT Tng i in thai 4 My pht in 250 KVA 5 Trm bin p 250 KVA (Thibidi) 6 H thng iu ho
Khng VAT C VAT 42.182.055 46.400.260 m2 m2 m2 m m3
14.195 2.206 1.294 340 50 16
3.200 250 9 0 320 2.550 4.50 0
41.294.545 45.424.000 501.364 105.873 98.909 115.909 65.455 4.600.708 2.055.780 545.455 40.403 363.636 330.000 1.265.434 551.500 116.460 108.800 127.500 72.000 4.957.990 2.158.569 600.001 44.443 400.000 363.000 1.391.977
tr ci h thng h thng my trm h thng
4 513.945 1 545.455 40.40 1 3 1 363.636 1 330.000 11.265.434
Tng cng
46.782.763 51.358.250
Ngun: Tnh Ton Tng Hp.
b) D ton chi ph hot ng qun l kinh doanhChi ph in c trnh by trong Bng 4.6. Bng 4.6. Chi Ph inn v tnh: Ngn ngTT 1 Hng mc in sinh hot in cng trnh cng cng in chiu sng Tn hao d phng Cng n v Ngi S lng 223 Ch tiu 800KWh /ngi/nm 438000KW/ha /nm 65700KW /Km/nm 15% Cng sut (KW) 178.400 Chi ph /nm 267.600 Chi ph sau thu 294.360
2
Ha
0,986
432.087
648.131
712.944
3 4
Km Kw
3,352
220.226 124.607 955.320
330.340 186.911 1.432.981
363.374 205.602 1.576.279
Ngun: Da Trn Ch Tiu Kinh T K Thut. Nhu cu dng nc c trnh by trong bng 4.7. Bng 4.7. Nhu Cu Dng Nc n v tnh: Ngn ng45
i tng dng nc TT 1 2 Nc dng cho sinh hot khu vn phng v nh hng Nc cp cho ch & khu siu th - Ch kh - Ch t - Khu siu th 3 4 5 V sinh khu kinh doanh Nc ti mt ng Cng Nc hao ht + d phng Cng
n v Ngi
S lng 223
Tiu chun 120 l/ngi/ngy m
Nhu cu m /ngy 26,76 16,483
Chi ph /nm 78.139 48.122 7.008 13.082 28.032 14.436 3.907 144.604 14.070 158.674
Sp Sp Gian hng
60 28 240
20l/sp/ngi 60-80l/sp/ngi 20l/sp/ngi 30%*(2) 5% * QSh
2,4 4,48 9,6 4,944 1,338 49,522 4,818 54,340
10 % *(1 + 2 + 3)
Ngun: Tnh ton da trn ch tiu kinh t k thut, tham kho gi thc t. Chi ph mua sm trang thit b c trnh by trong Bng 4.8. Bng 4.8. Chi Ph Xy Dng v Thit Bn v tnh: Ngn ng STT Hng mc VT ci ci ci ci h thng ci ci ci ci ci S lng 5 1 1 7 1 13 23 2 6 1 n gi 7.000 1.190 1.818 400 20.000 909 455 636 909 20.000 Thnh tin (ng) Khng VAT 35.000 1.190 1.818 2.800 20.000 11.818 10.465 1.272 5.455 20.000 109.818 C VAT 36.750 1.250 2.000 3.080 22.000 12.409 10.988 1.336 5.727 22.000 117.540
1 My vi tnh 2 My in 3 My fax 4 in thoi 5 HT Mng internet 6 Bn lm vic 7 Gh xoay 8 T h s 9 T ng 10 My photocoppy Tng cng
Ngun: Tham Kho Gi Thc T. c) Tng mc u t ca d n Tng mc u t ca d n c trnh by trong bng 4.9. Bng 4.9. Tng Mc u Tn v tnh: Ngn ng STT I Khon mc chi ph Chi ph u t trc tip Cch tnh Chi ph Cha VAT 70.555.567 C VAT 75.788.463
46
1
Chi ph xy dng v thit b
46.782.763 42.182.055 4.600.708 CPXD&TBx1,684%x1,05 CPXD&TBx0,377%x1,05 CPXDx1,911%x55%x1,1 CPXDx0,119%x1,1 CPXDx0,115%x1,1 CPXDx0,155%x40%x1,1 CPXDx0,155%x60%x1,1 CPXDx1,725%x1,1 CPXD&TBx5% Tng chi phx10% 787.981 1.510.998 176.174 443.403 50.028 48.450 26.163 39.244 727.535 2.339.138 13.992.600 5.142.088 260.535.766 91.525.138 109.818 31.847.669 2.727.273 71.649.031 1.060.582 7.555.903 32.424 318.477 53.709.452 7.097.500 5.533.500 343.722.333
51.358.250 46.400.260 4.957.990 827.380 1.653.289 184.983 487.743 55.031 53.295 28.779 43.169 800.288 2.339.138 13.992.600 5.617.806 275.142.146 91.525.138 117.540 34.391.533 3.000.000 78.813.934 1.166.640 7.933.698 32.424 350.324 57.810.914 7.097.500 5.533.500 363.561.608
1.1 Chi ph xy dng 1.2 Chi ph thit b 2 3 3.1 Chi ph qun l d n Chi t vn u t xy dng Chi ph lp d n
3.2 Chi ph thit k 3.3 Chi ph thm tra thit k 3.4 Chi ph thm tra d ton 3.5 Chi ph lp h s mi thu 3.6 Chi ph nh gi h s mi thu 3.7 Chi ph gim st thi cng 4 6 5 II 1 2 3 4 5 6 7 8 9 Chi ph khc n b gii to Chi ph d phng Chi Ph Hot ng Qun L Kinh Doanh Lng cn b nhn vin Chi ph mua sm trang thit b Chi ph u t thay th ti sn v thit b Vn phng phm in in thoi Nc Chi ph gim st mi trng Chi ph sa cha nh
10 Chi ph khc III Chi ph np tin thu t IV Li vay ngn hng Tng
Ngun: Tnh Ton Tng Hp. 4.5.2. Ngun vn u t - Vn t c: 40 t chim 53%. - Vn vay ngn hng: 15 t chim 20%. Li sut vay 17%/nm, thi hn 2 nm. - Vn huy ng khch hng: 20.788.463.000ng chim 27%.
47
4.5.3. Tin thc hin d n (d kin) D kin tin thc hin d n c trnh by trong Bng 4.10. Bng 4.10. D Kin Tin Thc Hin D n Cng vic T Qu Tng tin thc hin 1 Chun b d n Lp th tc php l, kho st d n Hon tt th tc, lp d n u t Lp phng n n b, thm nh gi v thc hin n b Lp v thm nh bn v thit k Lp th tc xin giao thu t Xy dng cng trnh Khai thc kinh doanh Ngun: Tham Kho Kin Chuyn Gia v Tin Ca Mt S D n T Nm 2008 II III IV I Nm 2009 II III IV I Nm 2010 II III IV 2011 I
2 3
48
4.6. Phng n kinh doanh - k hoch tip th - phng n tiu th 4.6.1. Phng n kinh doanh Khu A: Nguyn l ch Hip Ph. Khu B: Nguyn l phn hiu trng tiu hc Hip Ph.
a) Tng hm khu A v Bc b tr vn phng ban qun l, bi gi xe, phng k thut, phng bo v Tng trt khu A v B c b tr lm khu vc ch truyn thng, vi phng thc bn quyn s dng , sp cho tiu thng c v mi (u tin cho tiu thng kinh doanh trc y ti ch) vi thi hn s dng l 50 nm, huy ng v thu hi mt phn vn ban u.
b) Tng 1+2+3 khu A v BTheo kho st ca nhm chng ti vo thng 10/2007 v nhng mt hng ngi tiu dng thng mua khi n siu th ti TP.HCM c trnh by trong Bng 4.13. Bng 4.11. Mt Hng Ngi Tiu Dng Thng Mua Khi n Siu Th ti TPHCMNhng mt hng thng mua Thc phm Hng tiu dng Qun o Khc Tng Tn s 188 211 115 26 266 % 70.68 79.32 43.23 9.77 100.00
Ngun: Bi Th Hin, L Th Thu, Trn Th Trc Uyn,,2007. Hnh vi mua hng ca ngi tiu dng ti h thng siu th Thnh ph H Ch Minh. T kt qu trn, tng 1 + 2+ 3 khu A v B c b tr lm khu siu th, kinh doanh cc ngnh hng tiu dng, thc phm ch bin, qun o, vi si, hng in my, , bn quyn s dng gian hng cho c nhn, t chc c nhu cu vi thi hn 50 nm.
c) Tng 5 khu A v BCho cc t chc, c nhn thu lm vn phng i din, vn phng giao dch. d) Sn thng khu A v B Cho thu kinh doanh khu c ph gii tr v qung co. 4.6.2. K hoch tip th t c k hoch ra, ti xin kin ngh v chin lc tip th nh sau:
Ch u t dnh kinh ph ban qun l d n lm cng tc qung co ngay t khi d n c trin khai thc hin v t cc bin qung co ti cc v tr quan trng trong thnh ph, cc qung trng, cc giao l. ng thi, qung co d n trn phng tin thng tin i chng nh Internet, bo ch v thc hin cc tp qung co d n u t Trung tm thng mi - dch v Hip Ph phn phi ti cc cng ty, cc qun trong Thnh ph, cc i l (hng hng khng, ga hng khng, ga tu ho, cng bin,). Mt khc, tra danh b in thoi ca mt s khch hng tim nng. Sau , gi in thng bo chuyn fax nhanh gii thiu v d n. Ngoi ra, ch u t nn nghin cu cc bin php khuyn khch cc n v thu mt bng vi din tch ln, tr tin trc, nghin cu thc hin cc th tc thu mt bng thun li, d dng. Bn cnh , thng qua cc doanh nghip trong nc v nc ngoi t chc cc hi tho gii thiu v d n v tm kim khch hng. 4.6.3. Phng n tiu th a) i tng tiu th Phc v rng ri cho khch hng c nhu cu, c kh nng ti chnh mua quyn s dng sp, thu mt bng, trn c s tho thun vi ch u t m khng cn i hi phi c mt c ch chnh sch u i no ca nh nc vi khch hng. Tin kinh doanh chuyn nhng ca cc sp tnh theo tin kinh doanh ca cc ch v TTTM m cng ty thc hin. Cng ty tin hnh thu tin ng trc ca khch hng tng t theo tin tho thun trong hp ng, thi gian bt u thu tin sau khi thi cng xong phn mng. c) Hnh thc tiu th sn phm Hnh thc tiu th sn phm c trnh by trong Bng 4.12. Bng 4.12. Hnh Thc Tiu Th Sn PhmSTT I 1 1.1 1.2 Danh mc Din tch kinh doanh Din tch chuyn nhng quyn thu Tng trt - Khu A - Khu B Tng 1+2+3 - Tng 1 - Tng 2 - Tng 3 Din tch (m2) 10.864 6.864 1.584 18 m2/sp 18 m2/sp 5.280 22 m2/sp 22 m2/sp 22 m2/sp S lng H s thun li Gi 1 sp (ng/m2/nm)
60 28 80 80 80
1,0 0,9 1,1 1,0 0,9
17.500.000 15.000.000 13.200.000 12.000.000 10.800.000
2 2.1 2.2 2.3 II 1 2 3 4 III
Din tch cho thu Vn phng giao dch (tng 4) Nh hng c ph gii tr (sn thng) Cho thu qung co Khu chc nng khc Phng k thut tng hm Phng bo v tng trt Phng ban qun l tng trt Phng phc v tng 1+2+3+4 v sn thng Din tch ng giao thng ni b Tng din tch sn xy dng
4.000 2.000 2.000
220.000 160.000 50.000.000 ng/thng
397 85 42 45 45 2.934 14.195 5
Ngun: Bn v thit K. 4.6.4. Bin php thc hin Ngay khi hon tt th tc chun b u t, ban qun l d n s ln danh sch nhng khch hng tim nng v lp k hoch tip th v d n. ng thi quan st nhng ng thi v gi cho thu mt bng ca i th cnh tranh so snh nhng im mnh cng nh nhng im yu ca TTTM DV Hip Ph. T c chin lc kinh doanh ph hp vi nhu cu, th hiu ca ngi tiu dng. ng thi xc nh i tng khch hng m TTTM DV Hip Ph mun hng n. Sau lp bng bo gi ri trin khai chin lc truyn thng n nhng khch hng tim nng. Cc chuyn gia khu cng ngh cao s l khch hng y tim nng ca TTTM DV Hip Ph trong vic cho thu vn phng giao dch. n u nhu cu ca cc c quan, t chc, c nhn trong lnh vc thu mt bng. Tip n b phn tip th kinh doanh s mi cc nhng khch hng tim nng n trao i v chin lc kinh doanh v nhng quy nh ca TTTM DV Hip Ph. ng thi, pht phiu thng tin cho nhng khch hng ny in thng tin v din tch, v tr, thi gian thu, hnh thc kinh doanh, nguyn vng khi thu, phng thc thanh ton gi cho b phn kinh doanh ca cng ty tin hnh cho thu mt bng. Bn cnh , b phn tip th kinh doanh s kim tra phiu thng tin v thng k, xc nh c th din tch cho thu vi s tham gia ca ban qun l d n. Sau thng bo cho khch hng bit thi gian v a im k hp ng cho thu mt bng. Cui cng khi hp ng c k kt, ban qun l d n s thng bo k hoch v thi gian chi tr tin hp ng. Sau , tin hnh cho thu v qun l theo nhng ni quy ra.
4.7. Hiu qu kinh t v x hi ca d n 4.7.1. Hiu qu kinh t a) D kin doanh thu (khi cha tnh lm pht) Doanh thu d kin (khi cha tnh lm pht) c trnh by trong Bng 4.13. Bng 4.13. Doanh thu khi cha tnh lm pht n v tnh: Ngn ng Doanh thu chuyn nhng quyn thu s dng sp 50 nmDanh mcI. Sp tng trt
Din tch 1 sp (m )18 18 22 22 222
S lng60 28 80 80 80
Gi 1 m217.500 15.000 13.200 12.000 10.800
Doanh thu26.460.000
1. Khu A 2. Khu BII. Sp khu TMDV (tng 1 3)
18.900.000 7.560.00063.360.000
1. Tng 1 2. Tng 2 3. Tng 3
23.232.000 21.120.000 19.008.000
Tng
89.820.000
Doanh thu cho thu (tng 4 + sn thng)Danh mcIII. Tng 4 IV. Sn thng V. Qung co VI. Thu ph dch v Tng Tng doanh thu
Din tch2000 2000
Gi 1 m2/thng220 160
Doanh thu249.744.000 181.632.000 28.380.000 277.488.288 737.244.288 827.064.288
Ghi ch: * bao gm v sinh mi trng, bo v, h thng chiu sngcng cng, ph qun l,
Ngun: Tnh ton tng hp. b) Hiu qu kinh t ca d n Hiu qu kinh t ca d n c trnh by trong bng 4.14. Bng 4.14. Hiu Qu Kinh T n v tnh: Ngn ngCh tiu Doanh thu Chi ph Li nhun thun Thnh tin 827.064.288 363.561.608 463.502.680
Ngun: Tnh ton tng hp. 4.7.2. Hiu qu x hi ca d n
TTTM - DV Hip Ph c u t xy dng s to thm ni bun bn n nh v khang trang cho b con tiu thng v nhn dn trong khu vc phng Hip Ph. To cng n vic lm cho i ng cng nhn k thut tham gia xy dng cng trnh trong 1 nm v gii quyt vic lm cho ngi dn a phng, gp phn tng gi tr sn phm x hi, nng cao trnh lao ng cho lc lng cng nhn ti ch. p ng nhu cu chng loi sn phm hng ho cho ngi dn a phng. Kch thch pht trin sn xut cc sn phm c cht lng cao phc v nhu cu tiu th cho nhn dn a phng v cc vng ln cn khc. Vi h thng vn phng cho thu, d n s gp phn tng cng thu ht c cc nh u t trong v ngoi nc n tm hiu mi trng u t v kinh doanh trn a bn Qun 9. Gp phn tng cng hon chnh h tng k thut ca a phng phng Hip Ph, kt ni h tng ca khu vc v to m quan kin trc ca th mi. Gp phn n nh an ninh trt t x hi, to cuc sng vn minh hin i. To ngun thu cho ngn sch nh nc (tin thu t v cc khon thu). Cc khon ng gp vo ngn sch nh nc c trnh by trong bng 4.15. Bng 4.15. Cc Khon ng Gp Vo Ngn Sch Nh Nc n v tnh: Ngn ngThu thu nhp doanh nghip Thu gi tr gia tng Tin thu t Tng cng 117.805.289 71.750.718 7.097.500 196.653.506
Ngun: Tnh ton tng hp.
4.7.3. Kt qu phn tch ti chnh d n a) Trng hp khng c lm pht Ngn lu ti chnh trng hp khng c lm pht c trnh by trong Bng 4.16. Bng 4.16. Ngn Lu Ti Chnh Trng Hp Khng C Lm Pht. n v tnh: 1000 ng.Nm 0 1 2 3 4 5 6 7 8 9 10 11 Ngn lu vo 0 15.000.000 44.910.000 56.599.920 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 Doanh thu 0 0 15.000.000 44.910.000 56.599.920 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 Vn vay Gi tr thanh l Ngn lu ra 24.723.64 5 26.223.10 5 45.259.49 2 19.684.75 1 6.315.885 6.333.84 1 6.352.516 6.491.93 7 6.392.13 6 6.567.812 9.753.69 6 6.457.71 0 Chi ph hot ng Tr n (Payment) Thu li tc Thu t 0 0 20.533.500 3.422.600 3.446.580 3.471.520 3.497.457 3.524.432 3.552.485 3.581.661 3.612.004 3.643.560 6.689.087 13.781.063 2.727.354 2.720.371 2.713.109 2.658.890 2.697.701 2.629.383 1.390.428 2.672.200 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 166.666 214.818 4.609.315 Chi ph u t Ngn lu rng PV PV tch lu 24.723.645
24.723.645 -24.723.645 -24.723.645
26.223.105 -11.223.105 -9.766.904 -34.490.550 18.036.905 2.339.138 -349.492 -264.682 -34.755.232 -
36.915.169 21.362.945 8.491.347 8.473.391 8.454.716 8.315.295 8.415.096 8.239.420 5.053.536 8.349.522
13.392.287 4.094.978 -9.297.308 3.405.266 -5.892.043 2.831.467 -3.060.575 2.320.646 1.957.082 1.596.855 816.174 1.123.745 -739.929 1.217.153 2.814.008 3.630.182 4.753.928
12 13 14 15 Nm 16 17 18 19 20 21 22 23 24 25 26 27
14.807.232 14.807.232 14.807.232 14.807.232 Ngn lu vo 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232
14.807.232 14.807.232 14.807.232 14.807.232 Doanh thu 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 Vn vay Gi tr thanh l
6.601.33 9 6.505.914 6.531.47 2 6.558.052 Ngn lu ra 6.740.36 4 6.734.44 3 9.963.04 9 6.675.43 7 6.707.77 6 6.741.40 8 7.333.59 5 6.967.43 1 6.850.594 6.889.93 8 10.249.56 4 7.093.41
3.676.379 3.710.510 3.746.007 3.782.924 Chi ph hot ng 3.821.317 3.861.246 3.902.772 3.945.959 3.990.874 4.037.585 4.086.165 4.136.688 4.189.232 4.243.877 4.300.709 4.359.813 Tr n (Payment)
2.616.344 2.653.454 2.643.515 2.633.178
141.950 141.950 141.950 141.950
166.666 Chi ph u t 214.818 166.666 4.609.315 773.902 214.818 4.609.315 166.666
8.205.893 8.301.318 8.275.760 8.249.180 Ngn lu rng 8.066.868 8.072.789 4.844.183 8.131.795 8.099.456 8.065.824 7.473.637 7.839.801 7.956.638 7.917.294 4.557.668 7.713.820
920.346 775.873 644.571
5.674.273 6.450.147 7.094.717
535.417 7.630.134 PV 436.320 PV tch lu 8.066.454
Thu li tc Thu t 2.562.279 2.564.582 1.309.012 2.587.528 2.574.952 2.561.873 2.331.578 2.473.975 2.519.412 2.504.111 1.197.590 2.424.983 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950
363.867 8.430.321 181.953 254.532 211.267 175.324 135.377 118.341 100.087 82.994 39.813 56.153 8.612.273 8.866.806 9.078.072 9.253.397 9.388.774 9.507.115 9.607.202 9.690.196 9.730.010 9.786.163
28 29 30 31 32 33 34 35 36 37 38 Nm 39 40 41
14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 Ngn lu vo 14.807.232 14.807.232 14.807.232
14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 Doanh thu 14.807.232 14.807.232 14.807.232 Vn vay Gi tr thanh l
2 7.017.67 0 7.063.69 8 7.266.23 6 7.161.35 1 7.333.12 5 7.266.97 2 10.641.67 8 7.381.21 2 7.441.78 1 7.779.44 2 7.570.286 Ngn lu ra 7.638.41 8 7.709.27 6 7.782.96 8
4.421.282 4.485.210 4.551.695 4.620.839 4.692.749 4.767.535 4.845.313 4.926.201 5.010.326 5.097.815 5.188.804 Chi ph hot ng 5.283.432 5.381.846 5.484.196 Tr n (Payment)
2.454.438 2.436.538 2.357.773 2.398.562 2.331.761 2.357.487 1.045.101 2.313.060 2.289.506 2.158.193 2.239.532
141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 Chi ph u t
214.818 166.666 4.609.315 381.484 -
7.789.562 7.743.534 7.540.996 7.645.881 7.474.107 7.540.260 4.165.554 7.426.020 7.365.451 7.027.790 7.236.946 Ngn lu rng
47.254 9.833.417 39.146 31.768 26.842 21.866 18.383 8.463 12.572 9.872.563 9.904.331 9.931.172 9.953.038 9.971.420 9.979.883 9.992.455
10.391 10.002.847 8.263 10.011.109 7.090 10.018.200 PV PV tch lu
Thu li tc Thu t 2.213.036 2.185.480 2.156.822 141.950 141.950 141.950
-
7.168.814 7.097.956 7.024.264
5.853 10.024.053 4.829 10.028.882 3.983 10.032.865
42 43 44 45 46 47 48 49 50 51 52 53
14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 3.907.977
14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 14.807.232 3.907.97 7827.064.288 15.000.000
11.735.52 4 7.939.31 3 8.176.87 6 8.108.41 6 8.198.07 4 8.411.31 7 8.404.56 4 8.489.14 5 11.877.45 1 8.857.78 3 8.816.559
5.590.640 5.701.342 5.816.472 5.936.208 6.060.732 6.190.238 6.324.924 6.464.997 6.610.673 6.762.176 6.919.740
619.717 2.096.021 2.003.635 2.030.259 1.995.392 1.912.464 1.915.090 1.882.198 564.523 1.738.838 1.754.870
141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950 141.950
5.383.217 214.818 166.666 22.600 4.560.305 214.818 -
3.071.708 6.867.919 6.630.356 6.698.816 6.609.158 6.395.915 6.402.668 6.318.087 2.929.781 5.949.449 5.990.673 3.907.977
1.451 10.034.316 2.704 10.037.020 2.176 10.039.196 1.832 10.041.027 1.506 10.042.533 1.214 10.043.748 1.013 10.044.761 833 10.045.594 322 10.045.916 545 10.046.461 457 10.046.918 249 10.047.16610.046.918
Tng 842.064.288
491.769.447
232.679.742
20.533.500
128.288.244
7.097.500
103.170.462
350.294.841
Ngun: Kt qu tnh ton. - Ch tiu hin gi li ch rng: NPV = 10.047.166.000 ng. - T sut thu hi vn ni b: IRR = 26%. - Thi gian hon vn c chit khu: TP = 7 nm 5 thng.
- T sut li ch/chi ph: B/C = 1,27.
- Phn tch nhy ca d n:
nhy mt chiu ca NPV c trnh by trong Bng 4.17. n v tnh: 1000 ng.
Bng 4.17. Nhy Mt Chiu ca NPVThay i sut chit khu NPV Thay i gi bi thng NPV Thay i chi ph thu t NPV 18% 20% 22% 24% 26% 14.887.953 10.047.166 6.024.283 2.626.555 -281.935 11.660.500 13.992.600 16.791.120 20.149.344 24.179.213 12.379.266 10.047.166 7.248.646 3.890.422 -139.447 141.950 298.095 626.000 1.314.599 3.040.000 10.047.166 9.505.056 8.366.624 5.975.916 -14.402
Ngun: Kt qu tnh ton. Nhn xt: NPV < 0 khi li sut chit khu bng 26%, t suy ra mc li sut tnh ton (r tt) ti da m d n c th chu ng dc l 26%. Khi gi bi thng cng tng th NPV ca d n ngy cng gim, v khi tng n n 24.179.213.000 ng th NPV ca d n s b m. Nu chi ph thu t cng tng th NPV ca d n cng gim, v khi tng n 3.040.000.000 ng/nm th NPV ca d n s b m.
nhy hai chiu ca NPV
NPV thay i thay i gi cho thu sn thng v vn phng c trnh by trong Bng 4.18. n v tnh: 1000 ng.Bng 4.18. NPV Thay i Khi Thay i Gi Cho Thu Sn Thng V Vn Phng Li sut 500 700 980 1.371 Chi ph 521 782 1.173 1.760 2.640 -6.170.151 -4.975.225 -3.182.837 -494.254 3.538.620 -5.253.971 -4.059.045 -2.266.656 421.926 4.454.800 -3.971.318 -2.776.392 -984.004 1.704.579 5.737.453 -2.175.604 -980.678 811.710 3.500.293 7.533.167 1.920 338.395 1.533.321 3.325.710 6.014.292 10.047.166
Ngun: Kt qu tnh ton. Nhn xt: Khi gi cho thu sn thng l 500.000 ng/m2/nm th NPV ca d n ch dng khi gi cho thu vn phng ln hn 1.760.000 ng. NPV thay i khi thay i chi ph nm 2 v thay i sut chit khu c trnh by trong Bng 4.19.
n v tnh: 1000 ng.Bng 4.19. NPV Thay i Khi Thay i Chi Ph Nm 2 V Thay i Sut Chit KhuChi ph Sut chit khu
37.404.539 41.144.993 45.259.492 49.785.441 54.763.985
18% 20.466.815 17.581.423 14.407.491 10.916.166 7.075.709
20% 15.995.995 13.163.219 10.047.166 6.619.508 2.849.084
22% 11.855.022 9.078.480 6.024.283 2.664.667 -1.030.911
24% 8.020.417 5.303.819 2.315.560 -971.523 -4.587.316
27% 4.470.630 1.817.756 -1.100.407 -4.310.385 -7.841.362
Ngun: Kt qu tnh ton. Nhn xt: Khi li sut chit khu l 22%/nm th NPV ca d n ch dng khi