V MINISTRY OF EDUCATION AND TRAINING THAI NGUYEN UNIVERSITY NGUYEN NGOC ANH RESEACH ON FACTORS AFFECTING PRICES OF URBAN RESIDENTIAL LAND IN THAI NGUYEN CITY, THAI NGUYEN PROVINCE Speciality: Land Managerment Code: 62.85.01.03 SUMMARY OF PHILOSOPHY DOCTORAL DISSERTATION Thai Nguyen, year 2017 The dissertation has been completed at: College of Agriculture and Forestry - Thai Nguyen University Scientific Supervisor: Assoc Prof Nguyen The Hung, PhD Reviewer 1: ………………………………………………………… Reviewer 2: ………………………………………………………… Reviewer 3: ………………………………………………………… PhD Dissertation will be presented and defended at the College of Agriculture and Forestry - Thai Nguyen University At am/pm date PhD Dissertation would be found in: - National Library - Learning Resource Centre - TNU - Library in College of Agriculture and Forestry month year 2017 LIST OF PUBLICATION RELATED TO PhD DISSERTATION Nguyen Ngoc Anh, Nguyen The Hung, Phan Dinh Binh (2016) The study of factors affecting urban land price in Thai Nguyen city, Thai Nguyen province Journal on Agriculture and Rural Development, No 12, 2016, pp 26 - 33 Nguyen Ngoc Anh, Nguyen The Hung, Phan Dinh Binh (2016) Study on the difference between land urban price on the market and land price regulation in Thai Nguyen city, Thai Nguyen province Journal on Agriculture and Rural Development, No 19, 2016, pp 18 - 26 INTRODUCTION The necessity of the study In fact, the land price market in Thai Nguyen city is a significant fluctuations, price increases strongly and rapidly over the years Meanwhile, to ensure the stability of economic - social issues, the land price of the State does not increase which causes a huge difference level compared to the market This leads to the number of shortcomings in managing and using land Background on the set for the show to systematically review the rationale and practice of land valuation, assessing the impact of factors to the value of land as a basis for completion of management and valuation to apply in Vietnam in the coming time is necessary, given both theoretical and practical Stemming from this reality, thesis: "Research on factors affecting price of urban residential land in Thai Nguyen City, Thai Nguyen Province" to contribute to the work gradually improved valuation of land urban in Thai Nguyen city - Thai Nguyen province Research Objectives - Research on the relationship and differences between land urban prices in the market and land prices by state regulation in Thai Nguyen city - Identify and analyze the influence of a number of factors affecting the land urban price to building land valuation standards to fit with the price index in the market of Thai Nguyen city - Preliminary research building modeling land urban valuation in the Thai Nguyen city to make forecasts for the future in a scientific way, help the State capture, management of land prices, study the formation and development of the real estate market, therefrom giving appropriate management measures The contributions of the thesis 3.1 Scientific significance Contributing to clarify the scientific theory about the factors affecting land urban prices and mass valuation of land urban in Vietnam 3.2 Practical significance - Contribute to raising knowledge of land price management system in the Thai Nguyen city about the factors affecting land urban prices, creating conditions for raising the quality of land prices management in the Thai Nguyen city - Create tools of mass land valuation, can be applied to improve the process of building the State's land price in the Thai Nguyen city New scientific findings (1) Identifying the most important factors affecting land prices, level of their influence and factor ranking by their level affecting the urban residential land price in the Thai Nguyen City Those factors are: location, infrastructure, environmental condition, legal policy, individual characters of land parcels, economic and social condition (2) The study initially identified the equations describing dependence of urban residential land price on above-mentioned factors This equation is a foundation for constructing Thai Nguyen provincial urban residential land price and for consulting price for a given specific urban residential land parcels in Estate Agent Thesis structure The thesis includes 120 pages typed in A4 size divided in chapters excluding introduction, conclusion and recommendations (Chapter 1: Document Overview, Chapter 2: Content and Reseach methods, Chapter 3: Results of research) The thesis has 22 tables and 08 figures (excluding the appendix for illustration), gets reference from 86 documents, in which 64 documents are in Vietnamese, and 22 documents are in foreign languages Chapter DOCUMENT OVERVIEW Through research and analysis of relevant issues in Vietnam and other countries in the world, it shows that research results obtained fairly systems in various fields: - Concept of land market: There are many different concepts, however, all most of them show that land market includes civil transactions according to the law in an area and in a certain time It is active market for transactions such as: business, exchange, rent, mortgage, demise,… - Land prices, land valuation: In terms of overall, land price is the selling price of land ownership, is the value of that land ownership in space and determine time Land valuation is an estimate of land value in monetary form for an intended use has been identified, at a determine time - Land valuation methods: To estimate value of real estate, can use the methods of real estate valuation different However, in the operation valuation, we can not use a independently method which between them have a relationship of mutual cross-checking - Experience management and valuation of countries in the world: Synthesis and summarize the experience of countries in the world in the use of land valuation methods, ways of organizing, construction and public announced land price - Factors affecting land price: The study has shed light on the factors affecting land price, On the basis of explaining to confirm the reliability and effect of factors in calculation process of determining land prices Chapter CONTENT AND RESEACH METHODS 2.1 Object and scope of the study The thesis research management, land valuation and the factors affecting the land urban price in the Thai Nguyen city, Thai Nguyen Province 2.2 Contents of the study 2.2.1 Natural conditions, society-economic and land use situation in Thai Nguyen city 2.2.2 Evaluation of construction, management and land urban price movements follow prescribed by state in the Thai Nguyen city 2.2.3 The difference between the State’s land urban price and land price market in the city 2.2.4 Factors affecting the land urban price in the study area 2.2.5 Preliminary studies modeling to determine land urban prices in Thai Nguyen city 2.2.6 Solutions proposed to effectively perform the valuation and management of land urban in Thai Nguyen city 2.3 Reseach methods 2.3.1 Methods of collecting secondary data 2.3.2 Research methods for selecting the location and route survey Select areas, representative streets, reflect the economic development, social of the city and land prices of the region, that route is more movement 2.3.3 Methods of survey sampling, interviews Determine samples number of collecting - To evaluate the factors affecting the land urban price in the Thai Nguyen city, the study surveyed 300 sample includes objects that the staff of Resources & Environment Department, officials of land registration office, real estate investors, brokers, - To build predictive models to determine land urban prices in Thai Nguyen city, researchers surveyed 250 samples are successfully transferred property in the city Building investigation form On the basis of information to be collected, studied conducting investigation form designed to collect information on factors affecting land prices and investigation form to collect information on land urban plots transferred success in the Thai Nguyen city Sampling methods Conducting a surveys of 300 samples to collect information investigate the factors affecting land urban prices in Thai Nguyen city, of which 216 samples are individual stock investing and real estate business in the 18 wards of Thai Nguyen city (12 samples per ward); 70 samples is the staff of Resources and Environment departments, officials land registration office, and 14 samples is the teller at the real estate broker center in the Thai Nguyen city Conducting a survey of 250 samples are real estate successfully transferred located on 27 selected routes (region I: routes; region II: routes and region III: routes) In addition, there is the consultation of cadastral officer and teller in the real estate brokers center in the Thai Nguyen city to get information and more accurate judgment 2.3.4 Statistical methods, described 2.3.5 Comparative method 2.3.6 Analytical methods determine the factors affecting land prices Quy trình nghiên cứu Figure 2.1: Process of researching factors effect to land price Scales design Liker scale: level 1: Not important; level 2: Less important; level 3: Neutral (not identified important or not); level 4: Important; level 5: Very important Theories inspection and assessment (1) Scale quality inspection: According to Hoang Trong and Chu Nguyen Mong Ngoc (2005) defined criteria Cronbach Alpha coefficients have values from 0,8 to nearly are possible scale; from 0,7 to 0,8 can be used According to Nunnally, J C (1978) and Robert A Peterson (1994), said that Cronbach's alpha is 0,6 or higher can be used In addition, to use additional criteria total correlation coefficient (Corrected Item - Total Correlation), in which the variables has total correlated variables