Bình Dương, Đồng Nai đang là 2 điểm sáng của thị trường BĐS vệ tinh Tp.HCM sau khi có thông tin thành lập “Thành phố phía Đông”. Tuy vậy, không phải tất cả các địa giới của 2 tỉnh này đều được hưởng lợi.
Đề án thành lập “Thành phố phía Đông” không chỉ tác động đến thị trường BĐS khu Đông Tp.HCM, bao gồm Q.9, Q.2, Q.Thủ Đức mà các thị trường như Đồng Nai, Bình Dương – khu vực ráp ranh Tp.HCM cũng được nhắc nhiều đến sau câu chuyện này.
Thế nhưng, cũng từ khi xuất hiện thông tin về “Thành phố khu Đông” thì đã có hiện tượng BĐS một số khu vực “đu theo” thông tin này. Nhưng đâu mới là khu vực thực sự được hưởng lợi từ câu chuyện đang rất nóng này.
Đối với khu vực Đồng Nai, Nhơn Trạch, Long Thành là các thị trường được kì vọng sẽ phát triển theo Đề án “Thành phố phía Đông” khi có lợi thế giáp ranh với Q.9, một phần Q.Thủ Đức và một phần Q.2. Trong khi đó, khu vực xa hơn như Xuân Lộc, Trảng Bom…lại ít được nhắc đến trước thông tin Đề án này.
Hai khu vực này thuộc Đồng Nai, chỉ cách Quận 2 và Quận 9 qua con sông Đồng Nai. Khu vực này cũng đang là tâm điểm của các đại dự án giao thông như sân bay Long Thành, Hương Lộ 2, cao tốc Tp.HCM – Long Thành và một số dự án cầu mới như cầu Cát Lái, cầu Quận 9, cầu Đồng Nai 2…cùng các dự án khu đô thị lớn đang được xây dựng, tạo nên hệ thống đô thị liên hoàn với “Thành phố phía Đông”. Trong đó, Long Thành sẽ dễ dành kết nối với Thủ Thiêm qua cao tốc Tp.HCM – Long Thành.
Đối với thị trường Bình Dương, nếu BĐS Tân Uyên, Dĩ An được kì vọng sẽ hưởng lợi từ Đề án này thì khu vực như Bàu Bàng, hay Tp.Thủ Dầu Một… lại dường như “quá xa” để được nhắc đến với câu chuyện “Thành phố phía Đông”.
Phân tích theo địa giới để thấy rõ, Tân Uyên, Dĩ An có lợi thế là giáp ranh Q.Thủ Đức (Tp.HCM), giáp ranh luôn khu vực Làng Đại học Quốc gia – mà theo Đề án thì đây đang được quy hoạch trở thành trung tâm công nghệ giáo dục và khu công nghệ cao TP (trung tâm sản xuất tự động). Như vậy, rõ ràng với địa giới ráp ranh, khu vực Tân Uyên, Dĩ An được gọi tên là vùng vệ tinh được hưởng lợi rõ nét.
Chưa kể, nếu xét theo địa giới của tỉnh Bình Dương thì thị trường BĐS khu vực này hiện đang phát triển bám theo 2 trục chính là Đại lộ Phạm Văn Đồng và Quốc lộ 13. Mỗi khu vực đều có lợi thế riêng để phát triển về BĐS. Chạy dọc Quốc lộ 13 sẽ đi ngang qua Q.12, Hóc Môn, Củ Chi…, trục chính tâm là hướng về Tp.Thủ Dầu Một của Bình Dương, nằm ở hướng Bắc Sài Gòn nếu xét về vị trí. Trong khi đó, trục Phạm Văn Đồng là thuộc phía Đông Sài Gòn với thị trường tâm điểm là khu vực Dĩ An. Trục này đi qua Q.Thủ Đức, qua Bình Dương chạy về Đồng Nai.
Xét về tiềm năng, trục Quốc lộ 13 có nhiều cơ hội để phát triển BĐS khi nơi đây tập trung phần lớn các khu công nghiệp, cư dân đông đúc. Các dự án BĐS ở trục này mọc lên khá nhiều thời gian qua, nhất là phân khúc căn hộ, chủ yếu hướng đến việc cho chuyên gia nước ngoài, người lao động KCN thuê. Tuy nhiên, nhìn chung các dự án này khi xây xong việc thu hút lượng cư dân Sài Gòn về ở khá ít.
Trong khi đó, trục Phạm Văn Đồng lại có định hướng về phía Đông, cho nên thị trường BĐS nơi đây đang được có lợi thế hưởng lợi theo câu chuyện về “Thành phố phía Đông”. Đây cũng được xem là trục đường dân sinh khi không có container đi lại, ăn theo hạ tầng Q.Thủ Đức, với các tiện ích, dịch vụ đã và đang phát triển mạnh, kéo theo loạt dự án BĐS cao cấp mọc lên trên trục đường này.
Nếu trục Quốc lộ 13 khó lấy được dân Sài Gòn về mua ở thực hay thuê, chủ yếu là NĐT mua rồi cho dân hiện hữu phía Bắc thuê thì trục Phạm Văn Đồng do lợi thế giáp ranh các quận khu Đông TP nên lượng dân Sài Gòn về mua ở, đầu tư, hoặc thuê rồi đi làm khá lớn. Đó cũng chính là lý do giá thuê của các dự án BĐS khu vực Tân Uyên – Dĩ An (“NƠI SẮP CÓ MỘT DỰ ÁN KIM CƯƠNG CỦA HỆ THỐNG G5 BÌNH DƯƠNG XUẤT HIỆN’) gần trục đường này khá cao so với các khu vực khác.
Theo các chuyên gia trong ngành, nếu Đề án “Thành phố phía đông” được duyệt thì nơi đây chắc chắn sẽ được đầu tư mạnh mẽ về hạ tầng kỹ thuật và hạ tầng xã hội để đáp ứng sự phát triển đồng bộ của TP. Vì thế, các khu vực có lợi thế giáp ranh về hướng Đông cũng sẽ được kì vọng phát triển rõ nét so với các khu vực khác.
Là một lực đẩy lớn, nhưng không nên kì vọng quá sớm
Trong tọa đàm mới đây, ông Lê Hoàng Châu, Chủ tịch Hiệp hội BĐS Tp.HCM cho hay, sự dịch chuyển của thị trường BĐS ra khu vực vệ tinh ngày càng mạnh mẽ do giao thông hạ tầng kết nối tốt hơn, dẫn lối về nơi đất lành chim đậu. Theo ông Châu, Tp.HCM cần có lực gia tốc mới đẩy thị trường vượt ngưỡng hiện nay. “Thành phố phía Đông” là một lực đẩy mới như vậy. Khi Tp.HCM quyết định thành lập “thành phố phía Đông”, khi các huyện có khả năng lên quận, thành phố có thêm lực hút từ khu vực này.
Rõ ràng, thông tin “Thành phố phía Đông” không chỉ tác động ở phạm vi trong TP mà đang được kì vọng là lực đẩy rất lớn cho thị trường BĐS ở một số khu vực giáp ranh định hướng về phía Đông.
Tuy nhiên, cũng như phản ánh trước đó, đi song hành với thông tin này cũng không loại trừ khả năng thổi giá BĐS quá cao so với thị trường chung. Chưa kể, ở những khu vực thổi giá dường như không mấy “dính dáng” về địa lý so với vùng được quy hoạch “Thành phố phía Đông” đang gây nên những hệ lụy về giá BĐS.
Đề án thành lập “Thành phố phía Đông” không chỉ tác động đến thị trường BĐS khu Đông Tp.HCM, bao gồm Q.9, Q.2, Q.Thủ Đức mà các thị trường như Đồng Nai, Bình Dương – khu vực ráp ranh Tp.HCM cũng được nhắc nhiều đến sau câu chuyện này.
Đại diện một doanh nghiệp địa ốc cho rằng, hiện tại ở khu Đông cũng như khu vực vệ tinh Sài Gòn một số dự án giá BĐS đã phù hợp giá trị, nhưng ngược lại một số dự án giá đang bị hơi quá. Không thể phủ nhận, đề án “Thành phố phía Đông” đang tạo ra lực đẩy rất lớn cho thị trường BĐS các khu vực có định hướng về phía Đông. Khu vực này đang có nhiều điều kiện thuận lợi rõ nét hơn hẳn so với các khu vực khác về quy hoạch, hạ tầng, định hướng, vị trí… vì thế cơ hội kì vọng tăng giá BĐS cũng là điều bình thường. Điều bất bình thường ở đây là những kì vọng về giá đang đến quá sớm.
Vị lãnh đạo này phân tích, chẳng hạn như tuyến metro, trước đó nhiều người kì vọng sẽ hoàn thành vào giai đoạn 2019-2020 nhưng đến giờ vẫn chưa xong. Thế nhưng, giá BĐS quanh tuyến này đã tăng gấp nhiều lần vào mấy năm trước rồi.
“Thành phố phía đông là một thông tin tốt, nhưng để làm có thể mất khoảng thời gian khá lớn, cho nên cũng không nên kì vọng quá sớm”, vị lãnh đạo này chia sẻ.
Cùng quan điểm, ông Nguyễn Hoàng, Giám đốc Bộ phận R&D DKRA Vietnam cho hay, đề án thành lập “Thành phố phía Đông” là một ý tưởng, đề xuất rất quan trọng, nếu được thực hiện sẽ có những bước thúc đẩy không chỉ sự phát triển của khu vực phía Đông mà còn tác động đến thị trường BĐS. Việc thành lập này theo ông Hoàng sẽ tác động rõ nét nhất là việc đầu tư về quy hoạch, hạ tầng giao thông – xã hội, cơ chế chính sách, thủ tục hành chính,… sẽ có nhiều thay đổi thuận tiện và tích cực hơn cho cư dân cũng như doanh nghiệp tại thành phố phía Đông này. Đặc biệt, các doanh nghiệp trong và ngoài nước sẽ tăng cường đầu tư nhiều hơn, qua đó tác động đến mức giá BĐS tại khu Đông.
Tuy nhiên, vị chuyên gia này cũng cảnh báo, không thể loại trừ khả năng một số cá nhân hoặc chủ đầu tư lợi dụng thông tin về “Thành phố phía Đông” để tăng giá, dù mức đầu tư không tương xứng với mức giá; từ đó gây ra những tác động tiêu cực đến mặt bằng giá BĐS chung của cả khu vực.
Còn theo ông Ngô Quang Phúc, Tổng giám đốc Phú Đông Group, giá trị BĐS phụ thuộc vào nhiều yếu tố vị trí, chất lượng công trình, uy tín của chủ đầu tư…chứ không chỉ là chuyện tăng giá. Giá cả BĐS phải phản ánh đúng giá trị BĐS đó mang lại cho khách hàng, giá BĐS cũng không thể tăng mãi được mà đến một ngưỡng nào đó mà thị trường chấp nhận.
“Khách hàng hiện nay cũng không phải mua BĐS bằng bất cứ giá nào. Họ có cảm nhận của họ về sự phù hợp, về tài chính. Với một doanh nghiệp BĐS, việc định giá đúng rất quan trọng và là khâu không hề dễ dàng. Định giá đúng là phải nghiên cứu mức giá đó phù hợp với khả năng chi trả của đa số người mua. Khi định giá bán phải làm sao luôn giữ được mức cạnh tranh so với thị trường, trong đó người mua cũng được hưởng lợi. Thay vì bán giá cao không được thị trường chấp nhận, bán khó thì nên bán giá hợp lý, bán nhanh, mua nhanh, doanh nghiệp tập trung vào làm một sản phẩm cho trọn vẹn”, ông Phúc quan điểm.
Rộ lên dự án của G5 ngay trung tâm Tân Uyên – Dĩ An “nơi được cho là trung tâm thành phố Phía Đông
Xung quanh việc chính phủ ủng hộ đề án thành lập “Thành phố phía Đông” mà trung tâm chính là khu vực Tân Uyên – Dĩ An kết hợp với vị trí kim cương nằm gần trục chính của đường ĐT 743, theo một nguồn tin nội bộ, dự kiến gần 2 tuần nữa, G5 sẽ cho ra mắt một siêu dự án với vị trí cực kì đắc địa và chắc chắn sinh lời nếu như các nhà đầu tư nhanh chân. Mọi thông tin về dự án này sẽ được công ty TNHH Đầu Tư Phát Triển BĐS Minh Dương cập nhật ngay kịp thời
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Thanks, good luck
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Did you build this website yourself? Please reply as I want to create my own personal
blog, wondering where you got this from or what the theme is.
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