MỤC LỤC
MỤC LỤC............................................................................................... 1
MỞ ĐẦU.................................................................................................1
CHƯƠNG I:
LÍ LUẬN CHUNG VỀ BẤT ĐỘNG SẢN VÀ THỊ TRƯỜNG BẤT
ĐỘNG SẢN............................................................................................. 4
1. Lí luận chung về bất động sản................................................................4


1.2.1. Nhóm bất động sản (BĐS) có đầu tư xây dựng..........................5
1.2.2. Nhóm BĐS không có đầu tư xây dựng........................................5
1.2.3. Nhóm BĐS đặc biệt....................................................................5
 !
1.3.1 Tính cá biệt và khan hiếm...........................................................6
1.3.2 Tính cố định................................................................................6
1.3.3 Tính bền lâu................................................................................7
1.3.4 Tính chịu ảnh hưởng lẫn nhau....................................................7
1.3.5 Các đặc điểm khác của bất động sản..........................................7
2. Lý luận chung về thị trường bất động sản............................................8
"#$$%&'()*
+ %&'(,
2.2.1 Khái niệm về thị trường bất động sản.........................................9
2.2.2. Đặc điểm của thị trường bất động sản.....................................10
- &. %&'(&/0#%&'(!
"1& %&'(!23455*6
CHƯƠNG II:
PHƯƠNG PHÁP XÂY DỰNG HỆ THỐNG CHỈ SỐ ĐÁNH
GIÁ THỊ TRƯỜNG BẤT ĐỘNG SẢN...............................................19
1. Cơ sở để xây dựng chỉ số giá bất động sản .........................................19
718#9:;<1=3,
>?@A2B 3=3%&'(5

PHƯƠNG PHA
́
P XÂY DƯ
̣
NG HÊ
̣
THÔ
́
NG CHI
̉
SÔ
́
ĐA
́
NH GIA
́
THI
̣
TRƯƠ
̀
NG BÂ
́
T ĐÔ
̣
NG SA
̉
N
CHO PHU
̀
HƠ

KẾT LUẬN ..........................................................................................88
Tài liệu tham khảo................................................................................89
MỞ ĐẦU
I. Sự cần thiết của đề tài
N-D +& 0#O B9&2%&'(
' O/209&"P0Q$D$'C&'?
2;L/0#0#O B9&2 /0#%&'(R
%&'(S'JR$Q$P'C9&"2;
K+Q%&'(R$?0 S<T#
/2<U#9M9VKWOO9A1R%&'(
./2B9$%&'(.
 B9W+%&'(AM#X98Y+98C 
<%/2'J1Z2 %&'(9AM[?W +
%&'(. A19+0G\/2Q$
'(:2;K:;& ?3]O^+]^+BAO<220
+'@&1#9#1L% /0#_:S`&
W2;K R&&K+K02G0L99a'
$+A$GZ2a$'CQ/%&'(.
/2B9+&OQ/A$%&'(' O
3=K2GQ$%&'(9bJ9+GZ2
Oc9c O?@9A+OcQ/%&'(
&'C+PO' & <1Q/:2#9&\(
$4MW?#Acd;%&'(9&
2Z2
D'c S#+&/0#QB$R'(+
'JR$eZ2;2B282Q$Z2;2B& Z2;/K
=3&@$2B9&2&QG%

&'(+\(# =3f20Z2
'f0G0g98&h&$Q/# %&'(

'?99:;<13=3%&'(
>'?mmmk
`399Q/9'?99:;<13=3%
&'(9bJ9QC/200#_:S -D 
 ;

CHƯƠNG I:
LÍ LUẬN CHUNG VỀ BẤT ĐỘNG SẢN VÀ THỊ TRƯỜNG
BẤT ĐỘNG SẢN
1. Lí luận chung về bất động sản
1.1. Khái niệm bất động sản
># ;82#'C&K#C/29$$
 kQ$>9 $;SOP;$
$4P(o `SQ$'J&V2B o `SD'QB;+
0G= \ + &.$. \
G&R:;<1p/QC +;&\+q
N'C f#9BQ/'&K+&V2Bi1_
/26Z2;%kV$$ \k rD$+G
&R:;<1p/QC +0$p/QC$+G
&R:;<1Or>$0p/QC r>$0<
2B99Z2;%
1.2. Phân loại bất động sản
"2;SO%s Q/Q9%$$$
+$$$0G9$/2<U<$>O9
G&R:;<1/2$) ;$/
QCG&R:;<1/2$)O&'JW 
8&Q9%+8R& K2A9
W Q$`$'J$0O
/20 2k
_o$;#23QBOA'(+

&'(
1.3. Đặc điểm của bất động sản
D$3SK2@&K+.O3
? 2k
1.3.1 Tính cá biệt và khan hiếm
[$O OA0 #$<A0 #
 7@<sQRQB;$<<A&K/&O+<A
Q/G&R:;<1$O?+'( 0G
M@&S/& G&R>AQRQB;Z2 2
822G3e/2'C2Y?82<T#R&
82?
iOA0 #K A`x
$$&K+'J:2?#Q$/2O;#23
&K0G3QC0yQC$D ; . $
t 2 ;$ 49. 2&G
z
. $fO&
/210>O10$<O10 2W Q%&AG
+'C+qiQB;+&82'9&8ca0 A
$4&% +\(9MQ/A<%
'(K2<b
1.3.2 Tính cố định
>/23%Q/Q%&A% a<Op/QC +
$ RO$Q%&A3%Q$CQ/<A+0G
!
 -RQB;JA0# Pp/QCPQ%&A>H
O%2'@ /2;#23k0#&2+G
&RG+;#+<H+992B+q>f<OA3
%K&% f%2'@ ;#23QbQ$02
Q1&h&`0;#23$; ;LR&% Of

'@&1#9#/0#_:S`0+/2p
/QC +$ Q/2Q/Z2;/@W2 $:S
iO+%2'@{ 992BQ$1Z2a
D$'C
_H2Q$41Z2a
V$$O  &% + \/2-R
QB;OZ2a3.Y'(Z2a8O41 Q$9A
Z2aOf ?/2QC$O 0
2. Lý luận chung về thị trường bất động sản
2.1. Thế nào là thị trường?
"%&'(Q$0#%&'($WQ/&9M9"P(0y
L: :' #KM20 n$; ;+%s Q/%
&'(2G2G'JL2K<2C"b;e
KM2$OW0Q/%&'(0 2
"e&'(9LR%&'($?<U& & 
L+2 
"e&'(9k>O&/20Q/%&'(b;e
KM20 2k
*
_"e1'? &K%&'(k"%&'($Z2
&R'(2 Q$'(Z2 T 2Z2;#Q
}
K
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QK
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Q$3'J$O 2 
_"e<2R'( &tk"%&'($LZ2 
Q/'2G$O Q$'2G/+L <%2 Q$
<%QH

O +/'Jn$Z2 %&'(Q$K%&'(
"2;K+$O O/20QC$
O 0>H' 2k
•w"A$O QC%  <%
c'Kn+$p/QC $;OA3%+
/2$;<T#%&'(O$$O 
OAQC%  <%G3'
$O G'(%  <%$?O1< $O
O-Rc 0G<<(#W?0 2
iO'&KKZ2  <%$O 0G
0#c ;%  <%Q$&( p'J$
G'(9&Z2 02' 2k
_$9 2GQ/$ <%+
_& 1% Q$:BGB'J+
5
_"1H:B <%
>K  918;02 <%&KO$
/2OAp23QC%&'( <%AM
•w"%&'(@82#'C/2R$Q$9
&&Z2  k
~€ ?0@kN $;+x'(/2O<1
'J$Q$'J$
~€ B9&2O k;$  $:;<1-R
0G9 fO04$A+&RQ$/208
#0:;<1. $+C
~€ /O k;$  $G9
0y< 9$  &K%&'(/2O
/#c'J& &K%&'(iQ
z
;+Q

%&'(+'(2 Q$'(0GOG1 n+Q
2 0G9'J1 O'$
O 0iOQ B9 ;&c0Y%&'(0G9$Q$
<U<$
•w"%&'(O3KB#QC%&'(
0 /0#+$%&'(Q3

F29P&%  &%CK082'
:;<18O'J/'?3C
'J'2G&K%&'(ROZ2;#'JQ/
KZ2 #/+2\Q382'+ J2BK 
  <%+q>O;&t%&'($82&  %
&'(Q3
`0+%&'(3$?@2;
'J2\$AC19&0#GZ2 #9Q$
D'QB;OO19& %&'(O998
cd;19& %&'(Q3Q$'JVKO%&'(
.O3Z2 QC%&'(0&/0#
'%&'(:;<1+%&'( q
2.2.2.2 Đặc điểm của thị trường bất động sản ở Việt Nam
•w"%&'(R$PW4 B90X,5
"&32;L/0# /0#%&'(Q$
02;#0Acd;9&$O +Z2 $O /'J
9&&&S&Z2 u<H+& L;#23&OO
;#23 [#994,,SZ2;%k]"LM+ R+
'JD$'C OZ2;/2;'JZ2;/u<H
eZ2;% 992B^"&K?@OD$'CS $/2Q4
992B1& (Q$9& %&'(
•w"%&'(e%'CF[>DO1Z2a D$
'C+ 2@W2$<+<D$'C<$@W2

 <%
•9M9 VR'(
`M0 # >  "9
" $0 •{ H2T 2
%&'( •<U<$ G<U<$
`M;QC1
4&'@0#
•; D;
2.2.2.4. Đặc điểm giao dịch trên thị trường bất động sản
•wF29P$O O
}
&% <%&
C+0‚2B <%9M9K82# <%/2GZ2 G
C+'QB+BA$.\QC9AGC' 'JZ2;%H
9M19& %&'(@'C SO
3Q49.GC+2 $' 3
' 2;K9+#2AAMQ$B;
•w> <%98C' 'J2dO +#2;
(J999+A<1 &KJ9\2 2d1Q$#2?#:uaQ
9J9\
•w>' O3 $;#2 t
/+Q$q
•w7$ <%C& ('eo2B0< R
O{93$ <% %&'(
E
2.3. Vai trò của thị trường bất động sản trong nền kinh tế thị trường
"2;& (2?QC$0#0%&'(
S9& ObQC19& /0#i
%&'($;KZ2 #'J$1CQ/&%TZ2;
GKO#Q%&A&Z2 &n&/0#719&

2O<H#82?+O998%
&'('$< 90< 90O
04&Q2;2\Q3"&'CRRO+VF;<1f
S' & 399t9&$%&'('&$
<1 &0 O2Z2$#9HQ ;+0#%
$Q ;82'<19&9HQH 
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Q$ 8QsGS<8' %&'(Q/8?QC&%
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7$ <%{$QHx&Jn3'J'J
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&82?+0A+Q$W&&&H+\?+A99a+q
VKO+QB9$ <%{0#D$'C&22#
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6

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