Mức giá chênh lệch giữa giá gốc chủ đầu tư và giá bán hiện tại dao động từ 200 triệu đồng thậm chí gần 1,5 tỷ đồng nhưng mức giá chênh lệch này trên thị trường thứ cấp vẫn thấp hơn kỳ vọng của giới đầu tư. Cụ thể, khảo sát tại dự án căn hộ Richmond City (đường Nguyễn Xí, Bình Thạnh) do Tập đoàn Hưng Thịnh làm chủ đầu tư, giá thời điểm mở bán (năm 2018) là 1,6-1,8 tỷ đồng/căn, thì nay đã lên tới 3,2 tỷ đồng/căn. Trong khi đó mức giá được các nhà đầu tư kỳ vọng phải 3,5 tỷ đồng/căn so với giá 1,6 tỷ đồng của chủ đầu tư.

Lượng giao dịch trên thị trường thứ cấp hiện đang phụ thuộc rất nhiều vào thực tế công trình, vì đa phần khách hàng chấp nhận mua chênh lệch để sở hữu căn hộ đều có nhu cầu ở thật hoặc đầu tư dài hạn thay vì lướt sóng. Chính vì vậy, những dự án đang bàn giao thông báo bàn giao trong các quý 1/2020, quý 2/2020 được quan tâm hơn so với dự án đang nhập nhằng pháp lý.

a
Một dãy nhà phố trong khu Vạn Phúc Riverside.

Điển hình như dự án Ascent Plaza tại 375 Nơ Trang Long (Bình Thạnh, TP.HCM), giá căn hộ chung cư năm 2019 khoảng 37 triệu đồng/m2. Sau thời điểm mở bán mức giá của dự án này trên thị trường thứ cấp chênh lệch 200-300 triệu đồng, tức là tăng lên gần 40 triệu đồng/m2. Tuy vậy, lượng khách hàng đầu tư thứ cấp lại mắc kẹt tại dự án này rất nhiều và hiện nay gần như trên thị trường thứ cấp không có thanh khoản vì dự án chưa có giấy phép xây dựng.

Đồng cảnh ngộ với dự án Ascent Plaza, một dự án khác trên đường Lũy Bán Bích (Tân Phú) đã có giấy phép xây dựng một phần và hoàn thành phần móng, dự kiến tháng 6/2020 sẽ có giấy phép xây dựng toàn bộ công trình thì giao dịch trên thị trường thứ cấp lại khá sôi động. Mức giá được bán năm 2018 rơi vào tầm trên 20 triệu đồng/m2 thì nay dù đang vướng pháp lý giao dịch thứ cấp vẫn tăng lên tới 28-29,5 triệu đồng/m2. Như vậy để thấy biên độ lợi nhuận và tính thanh khoản trên thị trường thứ cấp phụ thuộc rất nhiều vào mức giá chủ đầu tư đưa ra.

Dự án Vạn Phúc Riverside giao dịch trên thị trường thứ cấp cũng chững lại rõ rệt, mặc dù mức chênh lệch bán ra so với chủ đầu tư là khá lớn. Năm 2017, chủ đầu tư Đại Phúc bán ra thị trường nhà phố 5×20 kết cấu 1 trệt 2 lầu, sân thượng và có tầng hầm với giá khoảng 6 tỷ đồng thì hiện nay giao dịch thứ cấp vào khoảng 10 tỷ đồng, mức tăng giá này rơi vào mức 70%. Tuy vậy, nếu so năm 2019 với hiện nay giá nhà phố 5×20 chỉ có mức tăng 5-10% nhưng giao dịch rất ít. Được biết, kể từ sau thời điểm dịch Covid-19 bùng phát, chủ đầu tư Đại Phúc chỉ có 5 giao dịch tại Vạn Phúc Riverside thấp hơn doanh số kỳ vọng rất nhiều.

Báo cáo thị trường của Hiệp hội Bất động sản TP.HCM (HoREA) cho thấy nguồn cung dự án mới rất hiếm khiến thị trường có sự lệch pha cung cầu. Tuy vậy, lượng sản phẩm bất động sản đang được chào bán rất nhiều trên thị trường thứ cấp với mức giá chênh khá cao nên khách hàng vẫn khó tiếp cận. Đây cũng chính là nghịch lý tồn tại trên thị trường bất động sản.

Chuyên gia kinh tế TS. Lê Bá Chí Nhân cho rằng, việc chào bán hàng loạt dự án trong năm 2015-2016 với một số lượng lớn khách hàng đầu tư đang ảnh hưởng đến lượng cung cầu trên thị trường, đồng thời tác động đến kế hoạch bán hàng của các doanh nghiệp bất động sản hiện nay. Thực tế cho thấy, nhu cầu mua để ở chỉ dừng lại ở số lượng nhất định, trong khi phần lớn mua để đầu tư, cho thuê sinh lợi, rồi bán ào ào trên thị trường thứ cấp với mức giá không ai kiểm soát, điều này tiềm ẩn nhiều rủi ro thị trường địa ốc chung.

Nguyên Vũ 

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    seems like the first 10 to 15 minutes are lost simply
    just trying to figure out how to begin. Any recommendations or hints?
    Cheers!

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