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Do quá trình hình thành các đô thị mới, nguồn cung thiếu hụt, dòng tiền tìm nơi trú ẩn và sự kỳ vọng vào gói kích cầu là nguyên nhân khiến giá bất động sản tăng khắp nơi. Tuy vậy trái ngược với đà tăng giá thì nguồn cung, tính thanh khoản của thị trường đang rất èo uột.
Giá bất động sản leo thang
Hội môi giới bất động sản Việt Nam (VARS) vừa có báo cáo về thị trường bất động sản quí 1 – 2022. Theo đó, đơn vị này đánh giá trong khi các ngành kinh doanh, dịch vụ nhìn chung gặp nhiều rủi ro, đặc biệt sau những sự kiện về địa chính trị, bất động sản Việt Nam vẫn là thị trường thu hút dòng tiền đáng kể.
“Bất động sản cũng vươn lên vị trí số 2 (năm 2021 bất động sản đứng vị trí thứ 3) thu hút đầu tư trực tiếp nước ngoài, đạt gần 600 triệu đô la. Giá trị thị trường mua bán, sáp nhập (M&A) bất động sản quí 1 cao nhất 5 năm, theo báo cáo về thị trường vốn đầu tư quí 1 của Cushman & Wakefield”, VARS cho hay.
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Ghi nhận trong ba tháng đầu năm 2022, giới doanh nghiệp bất động sản đã chi gần 1 tỉ đô la để thâu tóm các dự án, gần bằng con số ghi nhận được suốt cả năm 2017, 2018. Quí 1 cũng chứng kiến tình trạng sốt đất cục bộ tại một số địa phương có thông tin quy hoạch hạ tầng như sân bay, khu công nghiệp, cầu đường…
Theo VARS, giá bất động sản liên tục tăng bất chấp Covid-19 do quá trình hình thành các đô thị mới đang dẫn dắt xu hướng tăng giá. Đồng thời nguồn cung thiếu hụt, các dòng tiền tìm nơi trú ẩn an toàn và sự kỳ vọng vào gói kích cầu cũng là nguyên nhân khiến thị trường nhà, đất nhiều nơi thiết lập mặt bằng giá mới.
Tương tự, CBRE thống kê giá bán trung bình các căn hộ trong quí 1-2022 trên thị trường sơ cấp đã tăng 3,9% theo quý và 7,8% theo năm, chạm mốc 2.390 đô la/m2, tương đương gần 55 triệu đồng/m2. Mức giá trung bình tăng do có sự chuyển dịch cơ cấu từ bình dân, trung cấp lên cao cấp và hạng sang.
“Phân khúc cao cấp tiếp tục giữ vững vị trí dẫn đầu thị trường kể từ năm 2020 với tỷ trọng hơn 50% nguồn cung mới. Các phân khúc từ cao cấp trở lên ngày càng nhiều khiến căn hộ trung cấp và bình dân dần vắng bóng tại thị trường TPHCM, buộc người mua nhà phải chấp nhận mức giá cao hơn hoặc chuyển hướng tìm kiếm sang các địa phương lân cận như Bình Dương, Đồng Nai và xa hơn”, chuyên gia tại CBRE nhìn nhận.
Bên cạnh đó, các đơn vị nghiên cứu cho rằng thị trường đang có dấu hiệu xuất hiện bong bóng giá cục bộ. Giá nhà tăng nhưng thanh khoản thấp. Để giữ cho thị trường ổn định, cơ quan quản lý Nhà nước đang tập trung củng cố cơ chế, hành lang pháp lý, chính sách tín dụng… Việc siết chặt điều kiện kinh doanh bất động sản, bắt buộc phải sử dụng mẫu hợp đồng chung hay tăng mạnh mức phạt với các vi phạm là những chính sách mới sẽ ảnh hưởng đến thị trường bất động sản năm 2022.
Nguồn cung và thanh khoản èo uột
Giá căn hộ, nhà phố, biệt thự ngày càng tăng cao, trong khi các ngân hàng siết tín dụng bất động sản, khiến tính thanh khoản toàn thị trường giảm mạnh.
Thực tế, báo cáo quí 1-2022 của DKRA cho biết ngoại trừ phân khúc đất nền tăng nhẹ 6% lượng tiêu thụ so với quí trước và cùng kỳ 2021, thị trường căn hộ và nhà phố, biệt thự đều gặp khó. Tính cả địa bàn TPHCM và các tỉnh giáp ranh, chưa đầy 2.600 căn hộ được tiêu thụ trong ba tháng đầu năm, chỉ bằng 45% quí trước và bằng 59% cùng kỳ năm 2021.
Thậm chí, mức hấp thụ ở thị trường nhà phố, biệt thự chỉ khoảng hơn 430 căn, tương đương 18% quí 4-2021 và bằng 65% cùng kỳ năm ngoái.
Bên cạnh lý do nguồn cung sụt giảm đáng kể, mức giá cao là điều đáng lo ngại với những người mua nhà thời điểm hiện tại. Mặt bằng giá nhà liền thổ sơ cấp khu vực TPHCM và các tỉnh lân cận tăng 3-5%, riêng Đồng Nai tăng đến 8-12% so với quí trước.
Tại Hà Nội, Savills cho biết giao dịch căn hộ cũng giảm nhẹ. Theo đó, số lượng căn bán được đạt 4.000 (cả mới lẫn cũ), giảm 4% theo quí và 15% theo năm. Tỷ lệ hấp thụ đạt 20%, ổn định theo quí và theo năm. Nguồn cung mới có tỷ lệ hấp thụ 52%.
Số liệu của Bộ Xây dựng vừa công bố cũng thể hiện sự èo uột của thanh khoản. Cụ thể, lượng giao dịch căn hộ chung cư, nhà ở riêng lẻ thành công trong quí vừa qua là 20.325 (tập trung ở các địa phương như Hải Phòng, Đà Nẵng, TPHCM, Phú Thọ, Bắc Giang, Lâm Đồng) chỉ bằng 45,5% so với quí 4-2021 và bằng 80% so với cùng kỳ năm ngoái.
Tương tự báo cáo của Colliers Việt Nam cho thấy lượng giao dịch căn hộ sụt giảm do đại dịch và khoảng nghỉ dài dịp Tết. Hơn nữa, đơn vị này nhìn nhận giá nhà vẫn trên đà tăng khiến người mua cân nhắc đắn đo nhiều hơn. Ngoài ra, diễn biến một số doanh nghiệp rút khỏi thương vụ đấu giá các lô đất Thủ Thiêm cuối năm ngoái đã gây ra những ảnh hưởng tiêu cực đến thị trường nhà ở trong những tháng đầu năm 2022.
Trong bối cảnh này, dữ liệu từ chuyên trang bất động sản Chợ Tốt cho thấy, nhu cầu tìm mua căn hộ cũng tăng trung bình 35% so với hai tháng đầu năm, trở về ngưỡng cuối năm 2021. Tỷ lệ liên lạc với người rao bán theo đó cũng tăng mạnh trong tháng 3.
Rõ ràng, nhu cầu tìm mua nhà để ở và đầu tư đều không thiếu, nếu giá nhà được điều chỉnh về mức phù hợp thì tính thanh khoản sẽ ổn định hơn. DKRA dự báo với động thái siết tín dụng bất động sản đang được đẩy mạnh và bối cảnh mặt bằng giá nhà tăng cao như hiện nay, thanh khoản thị trường trong quí 2-2022 sẽ tiếp tục chịu ảnh hưởng tiêu cực.
Chuyên gia tư vấn bất động sản tại TPHCM Lê Quốc Kiên cho biết thêm, một phần nguyên nhân còn do thu nhập của người mua nhà bị ảnh hưởng trong đại dịch kéo dài sang năm 2022. Mặt khác, thị trường nhà chung cư đang dần mất đi một lượng khách hàng đầu tư căn hộ cho thuê khi giá nhà tăng cao nhưng việc khai thác cho thuê không còn hiệu quả như 5-10 năm trước.
Theo ông Kiên, khi đầu tư căn hộ cho thuê bước vào giai đoạn thoái trào, thị trường nhà chung cư chỉ còn lại nhóm khách hàng chủ lực là người mua để ở hoặc vừa sử dụng vừa chờ tăng giá để bán.
Điều này cũng thể hiện trong khảo sát của Savills Việt Nam trên thị trường mặt bằng bán lẻ trong quí 1. Cụ thể, ở TPHCM ghi nhận mặt bằng bị trả tại 27 trung tâm thương mại và khối đế bán lẻ, có 43% diện tích là của ngành hàng thời trang và 25% là ngành hàng ăn uống (F&B). Trong đó, các thương hiệu F&B nội địa bị ảnh hưởng mạnh và chiếm 58% diện tích mặt bằng ăn uống bị trả.
CBRE Việt Nam cũng cho hay trong quí 1, các yêu cầu hỏi thuê mặt bằng bán lẻ tại thị trường TPHCM ghi nhận giảm đáng kể so với giai đoạn trước dịch. Diễn biến này cho thấy thị trường mặt bằng bán lẻ cho thuê chưa có nhiều biến chuyển trong quí đầu năm nay. Thậm chí, các mặt bằng bán lẻ ở ngoại thành, xa khu trung tâm vẫn chưa dứt xu hướng giảm giá thuê 10-20% so với năm trước do vị trí không thuận lợi bằng những mặt bằng tọa lạc tại quận 1.
Lý giải về nguyên nhân, CBRE Việt Nam dẫn lại dữ liệu của Cục Thống kê TPHCM cho biết, ước tính quí 1-2022, tổng mức bán lẻ hàng hóa và doanh thu dịch vụ tiêu dùng đạt 266.942 tỉ đồng, giảm 4,8% so với cùng kỳ. Mức giảm tập trung ở nhóm ngành dịch vụ như karaoke, vũ trường, massage, du lịch, là các nhóm ngành mở cửa hoạt động trở lại chậm, vì thế doanh thu vẫn còn hạn chế. Ngoài ra còn phải kể đến các nguyên nhân như thu nhập cũng như thói quen tiêu dùng của người dân có sự thay đổi, sức mua chưa đạt như kỳ vọng.
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