Căn hộ dưới 30 triệu đồng/m2 biến mất, người thành phố đỏ mắt tìm nhà

Hơn 5 năm về trước, giá nhà bình dân khoảng 15 triệu đồng/m2, nhưng nay đã tiệm cận 30 triệu đồng/m2. Điều đó đã đẩy giấc mơ an cư của người có thu nhập trung bình và thấp ở TPHCM ngày càng xa tầm với.

Thu nhập hụt hơi với giá nhà

Tốt nghiệp đại học, anh Quang làm việc tại một cơ quan nhà nước có trụ sở ở trung tâm thành phố. Thu nhập trung bình của anh khoảng 10 triệu đồng/tháng, cộng thu nhập của vợ cũng tương đương. Với nguồn tài chính ba mẹ hai bên ủng hộ với tích cóp của hai vợ chồng được gần 1 tỷ đồng nên anh Quang nghĩ có thể mua nhà chung cư.


Chung cư Him Lam, Nam Sài Gòn căn hộ nhỏ nhất có diện tích 65m2 giá trên 2 tỷ đồng

Khu Nam Sài Gòn là nơi anh tìm đến đầu tiên. Những khu chung cư cũ đã vận hành hơn 10 năm trước đây, như Hoàng Tháp, Hồng Lĩnh, Him Lam… thì các căn hộ đã có sổ hồng, diện tích nhỏ nhất 65m2 đã trên 2 tỷ đồng. Cách nay 3 năm giá giao dịch 1,6 tỷ đồng, anh lừng khừng không mua vì sợ phải vay trả lãi cao, thì nay đã nhảy lên hơn 2 tỷ đồng; chung cư New Sài Gòn, lúc đó 1,8 tỷ đồng/căn diện tích 100m2, nay đã lên 2,3 tỷ đồng…

Những dự án mới xây giá đã trên 40 triệu đồng/m2, căn hộ 2 phòng ngủ cũng tầm 3 tỷ đồng. Đối với những chung cư chưa có giấy chủ quyền giá mềm hơn, nhưng anh tìm hiểu là do chủ đầu tư đang thế chấp cả dự án vào ngân hàng chưa lấy ra được, hoặc xây dựng sai phép nên không dám mua! Nếu ra khu vực khác, như phía đông TPHCM thì có căn hộ diện tích khoảng 40m2 giá bằng số tiền anh có, nhưng lại ở gần khu du lịch Suối Tiên, đi làm rất bất tiện.

Đối với các dự án nhà ở xã hội, anh cũng đăng ký nhưng thấy danh sách quá dài, dự án xây xong quá ít, không biết khi nào mới tới lượt. “Bạn mình ai cũng khuyên muốn có nhà thì phải liều, nhưng mình không nghe. Cứ lừng khừng thì giá nhà lại tăng, trong khi thu nhập của mình không thay đổi”, anh Quang trầm ngâm.

Gia đình anh Quang là một trong hàng trăm ngàn gia đình có thu nhập thấp và trung bình đang gặp khó khăn về nhà ở tại thành phố. Báo cáo mới nhất của Bộ Xây dựng minh chứng điều đó.

Trong quý II-2021, TPHCM chỉ có 2 dự án căn hộ bình dân là The East Gate tại TP Thủ Đức giá khoảng 27 triệu đồng/m2 và dự án Tecco Town tại quận Bình Tân giá 24 triệu đồng/m2. Tuy nhiên, dự án The East Gate lại có địa chỉ số 45 đường Tân Lập, phường 14, TP Dĩ An, tỉnh Bình Dương, tức chỉ giáp ranh với khu Làng Đại học Quốc gia thuộc địa phận TPHCM.

Tại đây cũng có 2 dự án khác có diện tích căn hộ nhỏ từ 32,5 – 69,7m2, nhưng đang rao bán gần 30 triệu đồng/m2. Hiện The East Gate đang hoàn thiện. Còn đối với dự án Tecco Town, tháng 10-2017, Sở Xây dựng xác nhận dự án đủ điều kiện bán căn hộ. Dự án đã chính thức bàn giao nhà từ giữa năm 2018 và năm 2019 chủ đầu tư tiếp tục bàn giao toàn bộ căn hộ cho khách hàng. Hiện nay, dự án có giá tầm 27 triệu đồng/m2, diện tích căn hộ từ 48-100m2.

Như vậy, trong quý II vừa qua, tại TPHCM không có dự án nào giá bình dân mở bán. Chính Bộ Xây dựng cũng nhận xét nguồn cung nhà ở trung, cao cấp – giá từ 30 triệu đồng/m2 trở lên vẫn chiếm tỷ lệ lớn, trong khi nguồn cung nhà ở giá rẻ, nhà ở xã hội vẫn thiếu so với nhu cầu thực tế!

Đánh thuế mong làm tụt giá nhà, đất?

 Có 2 loại nhà giải quyết nhu cầu nhà ở của người có thu nhập trung bình và thấp là nhà ở xã hội và nhà ở thương mại giá bình dân. Thực tế, các báo cáo đều cho thấy, cả 2 loại nhà này đã trở thành hàng hiếm, trong khi nhu cầu thì tăng mạnh!

Dưới góc nhìn của doanh nghiệp, ông Ngô Quang Phúc, Tổng giám đốc Phú Đông Group, nêu thực trạng chủ đầu tư nào cũng biết làm nhà giá trung bình, thanh khoản tốt nhất, nhưng lại không có quỹ đất để làm.

Trường hợp Phú Đông Group là một ví dụ. 6 năm trước dự án đầu tiên bán ra, căn hộ có diện tích 2 phòng ngủ là 1,2 tỷ đồng thì nay giao dịch 2,4 tỷ đồng; căn hộ bán năm 2018 là 1,5 tỷ đồng nay đã là 2,3 tỷ đồng; bình quân tăng 20% mỗi năm.

Vì sao giá nhà tăng? Bởi vì, hiện chi phí đầu vào tăng mạnh: giá đất tăng cao, giá vật liệu xây dựng tăng, thời gian duyệt dự án kéo dài, chi phí lãi vay mỗi năm đội lên 15%… Giá thành phải gánh toàn bộ chi phí này, do đó không thể thấp được nữa.

Giải pháp để có được quỹ nhà cho người thu nhập trung bình và thấp, theo ông Ngô Quang Phúc, phải có sự can thiệp của Nhà nước bằng công cụ quy hoạch. Từ quy hoạch sẽ tạo được quỹ đất, có đất sạch, Nhà nước tổ chức đấu giá với thủ tục phê duyệt dự án tối đa 6 tháng.

Với cách làm này, sau khi trừ chi phí giải phóng mặt bằng, làm hạ tầng… Nhà nước sẽ có quỹ đất khổng lồ. Doanh nghiệp tham gia làm dự án nhờ rút ngắn thời gian mà loại đi chi phí lãi vay, chi phí đầu vào sẽ thấp. Còn người thu nhập thấp sẽ tiếp cận được giấc mơ an cư.

Dưới góc nhìn chuyên gia về bất động sản, GS.TS Đặng Hùng Võ cho rằng cái gốc của vấn đề là do đầu cơ đã làm thị trường luôn tăng nóng. Muốn triệt tiêu đầu cơ thì Nhà nước phải ban hành thuế tài sản. Sở hữu càng nhiều nhà, đất sẽ bị đánh thuế càng cao.

Khi đầu tư vào nhà đất không còn sinh lợi nhiều thị trường sẽ hạ nhiệt – là thời điểm để phát triển nhà giá rẻ. Thực chất việc này không mới, vì các nước trên thế giới đã áp dụng, nhờ đó Nhà nước mới lo được giấc mơ an cư cho người yếu thế trong xã hội.

Lương Thiện

Sài Gòn Đầu Tư Tài Chính



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