Tiu lun

MN LP V THM NH D N

Mc lc
CHNG 1: GII THIU D N U T.........................................................................................4
CHNG 2: NHNG C HI KINH DOANH CA D N..............................................................5
2.1.2. Cc yu t u vo cho d n...........................................................................................................6
2.1.3. Th trng..........................................................................................................................................6
2.1.4. Sn phm...........................................................................................................................................7
Phn tch SWOT........................................................................................................................................8
CHNG 3: THC HIN U T D N..........................................................................................9
3.1. a im, t ai, xy dng................................................................................................................9
Bng 1 : Cc hng mc thi cng xy dng sn bng mi ni nhn to.....................................................12
3.2. Cng ngh v trang thit b ca d n.............................................................................................12
3.3. Nhn Lc v t chc sn xut kinh doanh......................................................................................14
Bng 2: Chi ph nhn cng v k hoch chi tr tin lng cho nhn vin.................................................14
3.4. Tin trin khai thc hin d n...................................................................................................14
CHNG 4: PHN TCH TI CHNH CA D N.........................................................................15
4.1. D kin doanh thu.............................................................................................................................15
Bng 4: Cc ngun thu ca d n..............................................................................................................16
4.2. D kin chi ph sn xut v dch v.................................................................................................16
CHI PH HOT NG CA D N n v tnh: VN.......................................................................17
Bng 5: Chi ph hot ng hng nm ca d n........................................................................................17
2

4.3. K hoch khu hao ca d n..........................................................................................................18

Bng 6: K hoch khu hao theo ng thng ca d n..........................................................................18
4.4. K hoch tr n vay ngn hng ca d n.....................................................................................18
n v tnh: VN.......................................................................................................................................18
Bng 7 : K hoch vay v tr n vay cho ngn hng.................................................................................19
4.5. D tr li l v cn i thu chi ca d n u t xy dng sn bng mi ni nhn to.............19
n v tnh: VN.......................................................................................................................................19
4.6. Cn i dng tin ca d n u t xy dng sn bng mi ni nhn to.................................21
Bng 9: Bng cn i dng tin.................................................................................................................21
CHNG 5: NH GI D N...........................................................................................................21
T = (2-1) + {(583,978,000 - 452,727,087 ) / ( 923,979,813- 452,727,087 )}*12........................................22
T = 1 nm + 3,342 thng............................................................................................................................22
NPV = 2,094,572,217 - 583,978,000 = 1,510,593,417 > 0 nn d n ny c li.......................................22
5.4. Phn tch d n trong trng hp c trt gi v lm pht..........................................................24
R = ( 1+ 0,12)/( 1+0,05) -1 = 0.066667......................................................................................................25
= 1,147,633,951 < 1,510,593,417...............................................................................................................25
5.5. Li ch v kinh t x hi....................................................................................................................25
5.5.1. Xut pht t gc nh u t:.....................................................................................................25
5.5.2. Xut pht t gc qun l v m...................................................................................................25

CHNG 1: GII THIU D N U T

1.1.

S cn thit v mc tiu u t xy dng sn bng mi ni nhn to

T vi nm nay, ngi chi bng Vit Nam, nht l c dn cc th ln nh TP. HCM v H Ni nhn thy tin ch

ca sn c nhn to, mt loi sn c u im l ch cn u t mt ln, khng tn kinh ph chm sc, bn phn, ti nc nh sn

c t nhin (tit kim c t 90 130 triu lt nc/nm so vi sn c t nhin).
Bng l mt mn th thao c nhiu ngi yu thch trong c cc bn sinh vin. Th nhng hin nay ti lng i hc
Quc Gia TP.HCM lng sn c cha p ng nhu cu gii tr cho cc bn sinh vin. Sn vn ng a nng trong k tc x
cng khng th p ng ht nhu cu chi th thao cho sinh vin trong k tc x c. Nhm p ng nhu cu th thao cho cc bn
sinh vin sau gi hc cng thng v mt mi chng ti quyt nh hnh thnh d n u t xy dng sn bng mi ni nhn to
ti lng i hc Quc Gia TP.HCM vi ng tiu chun k thut.
1.2.

Cn c php l
- Lut t ai c Quc hi kha XI, k hp th 4 thng qua ngy 26/11/2003
- Ngh nh 181/2004/N-CP ngy 29/10/2004 ca Th tng Chnh Ph v vic thi hnh Lut t ai.
- Lut xy dng 16/2003/QH11 ngy 26/11/2003 ca Quc hi kha 11 k hp th 4
- Ngh nh s 16/ 2005/N-CP ngy 07/02/2005 ca Chnh Ph v qun l d nu t xy dng cng trnh.

1.3.

Gii thiu s lc v ch u t xy dng d n

Chng ti gm c 5 thnh vin hin ang l sinh vin tham gia gp vn u t vo d n u t kinh doanh sn bng mi ni
ny.
1.4.

Ngun vn u t
D n u t ca chng ti d tnh vi tng mc vn u t ban u l 583 978 800 trong vn ch s hu chng ti b

ra ban u l 403 987 800 chim 69.2% trong tng vn u t xy dng ban u v vn vay l 180 000 000 chim 30.8% trong
tng vn u t vi li sut 14% vay ti ngn hng Vietcombank vi thi gian vay l 2 nm s hon vn vay. C th nh sau:
STT
1
2

NGUN VN U T
TNG VN U T
Vn t c:
Phn trm ng gp:
Vn vay:
Phn trm ng gp:
Li xut vay

N V
VND
VND
%
VND
%
%

583,978,800
403,978,800
69,2
180,000,000
30,8
14

CHNG 2: NHNG C HI KINH DOANH CA D N

2.1.

Nghin cu th trng

2.1.1. Nhu cu th trng v tiu th sn phm

5

Bng l mt mn th thao c rt nhiu cc bn sinh vin yu thch c bit l cc bn nam. lng i Hc Quc Gia
TPHCM vi hn 10.000 sinh vin. Th nhng, cc dch v p ng nhu cu vui chi, gii tr ca cc bn sinh vin sau nhng gi
hc cng thng cha y . c bit l sn c bng nhn to vn ang cn rt t, mi ch khong t 2 n 3 sn. Vi s lng
sn nh vy khng p ng nhu cu ca sinh vin. V theo chng ti, y l mt th trng tim nng v cn c khai thc.
2.1.2. Cc yu t u vo cho d n
Cc nguyn liu, vt t xy dng ca d n nh: Gch, st, thp, xi mng, ct, ht cao su, c ch nhn to, li d, khung st
(khung thnh), tr n cao p
Cc thit b in: My lnh, t lnh, n cao p, my tnh s mua sm trn cc n v phn phi c uy tn v cht lng v
cc cng ty chuyn phc v cho vic xy lp sn c mi ni nhn to.
Cc thit b phc v cho vn phng nh: Bn gh vn phng,
Cc thit b phc v cho vic kinh doanh nh: bn gh nha, ly nha ung nc.
Nguyn vt liu phc v cho quy gii kht c t hng lu di ti cc ca hng phn phi s gi r, cht lng tt
2.1.3. Th trng
D n ca chng ti hng ti nhm khch hng mc tiu l: Sinh vin ang sng lng i Hc Quc Gia TPHCM v cc
vng ln cn nh qun 9, qun Th c.
2.1.4. Sn phm

D n ca chng ti kinh doanh v dch v nn sn phm chnh l cho thu sn bng phc v nhu cu gii tr. V i km
theo l dch v gii kht.
2.2.

Nghin cu mi trng kinh doanh

2.2.1. Mi trng chnh tr, kinh t - x hi.

Qun Th c l mt qun ca ng pha ng bc Thnh ph H Ch Minh. Din tch Th c l 47,46 km, dn s n
1/4/2009 l 442.110 ngi. Trn a bn ca Qun Th c c Ga Bnh Triu, Lng i hc Th c, lng thiu nin Th c,
Khu ch xut Linh Trung 1 v 2, i hc Quc Gia, v rt nhiu cng sng v cng ng b.... Mt phn pha Ty Nam ca Th
c c bao bc bi dng sng Si Gn. Qun Th c tp trung kh nhiu nh cha, nh th ca nhiu tn gio khc nhau:
Cng gio, tin Lnh, pht Gio.
Lng i hc Quc gia TP.HCM nm khu vc gip ranh gia p ng Ha, huyn D An, tnh Bnh Dng v phng
Linh Trung, qun Th c, TP.HCM, vi gn 10.000 sinh vin theo hc, trong c trn 8000 sinh vin trong k tc x (KTX),
nn tnh hnh an ninh trt t hi phc tp.
Ngoi sinh vin ra th dn c lng i hc ch yu lm ngh thu, mn, bn bunnn mc sng dn c khu vc ny
khng cao. V vy, d n a ra gi c phi hp l vi hon cnh.
2.2.2. i th cnh tranh
Vic kinh doanh sn bng nhn to mini khng phi l cn mi m nn s tn ti nhiu i th cnh tranh trn th trng l
mt iu khng th trnh khi. Hin lng i hc c sn c nhn to Bnh Nguyn, sau nh sch Nguyn Vn C v cc sn
th thao k tc x, cc trng i hc nh: H Khoa hc T Nhin, H Th dc th thao
7

i th canh tranh l cc sn c nhn to mini: im mnh ca h l ra i trc, c nhng khch hng quen thuc. V vy,
ch cn c mc gi cnh tranh hp l v sn c tt th s cnh tranh c. Cn cc trng i hc tuy cht lng sn khng tt
nhng sinh vin c chi min ph th chng ta cng mt i mt lng khch hng tim nng.

Phn tch SWOT

Strengths

Weakness

Nhn vin phc v tn tnh, chu o.

Ra i sau 1 s sn

Sn c cht lng

Cha c kinh nghim

Gi c cnh tranh, cht lng dch

Ngun vn kinh doanh cn hn ch

v gii kht
Opportunities
-

Threats

Sinh vin nam c nhu cu v sn

bng cao.

S xut hin nhiu d n canh tranh

v sn c nhn to.

Cht lng sn c m bo s an
ton

CHNG 3: THC HIN U T D N

3.1. a im, t ai, xy dng.
8

Hin nay, khu vc t chng ti thu l trc thuc i hc Quc Gia qun l. Ti a im chng ti xy dng d n l mt
c th ni mt a im kh p v hp l n nm khu ng sinh vin nht c th thu ht cc bn sinh vin trong khu k tc x
tham gia cng nh cc bn cc khu tr n tham gia tp luyn hay t chc thi u vi nhau gia cc trng, cc lp vi nhau
Qua tnh hnh nghin cu v kho st chng ti quyt nh trin khai d n ti v tr sau lng ca i hc bch khoa sau nh th
thao a nng, n nm i din k thc x x hi ha. Ranh gii tip gip c th nh sau: 3 pha bc, ty, ng gip vi ng v 1
pha nam tip gip vi i hc bch khoa. y an ninh li va m bo. Rt thun li cho vic kinh doanh ca chng ti.
Vi din tch d tnh 2000 m2 chng ti xy dng hai sn vi kch thc t tiu chun. Bn cnh c km theo dch v
gii kht v phc v cho khch hng tn tnh v chu o. Cc hng mc gm c hai sn vi din tch 20x40m mt sn cng vi
quy nc gii kht phc v cho khch hng.
C th cc hng mc thi cng nh sau: Xy dng sn bng, nh iu hnh, quy nc gii kht c th :
n v tnh: VN
S
T
T
1

Cc hng mc
Nn sn
Lu nn h
0-4, mi: dy
0,15m
Mng thot nc
Tng chn t
C nhn to
C ch nhn to
Ht cao su

lng

m2

1,600

m3

240

md
md
m2
tn

n gi
Vt t

Thnh tin

Nhn cng

Tng

3,000

3,000

4,800,000

100,000

3,000

103,000

24,720,000

120
80

100,000
35,000

30,000
15,000

130,000
50,000

15,600,000
4,000,000

1,661
8

156,000
3,600,000

156,000
3,600,000

259,116,000
28,800,000

4
5

6
7
8
a

Ct
Cng thi cng c
H thng n
Tr n
Bng + cho n
Li chn bng
Li
Cu mn
Khung st
Li
Bng
Vn chuyn
Vt chuyn vt t
Nh iu hnh
Chi ph xy dng
(4*5*3 m)
Bn gh
My lnh
My tnh
Nh v sinh nhn vin

m3
sn

32
2

110,000
16,000,000

110,000
16,000,000

3,520,000
32,000,000

cy
b

6
12

1,400,000
985,000

500,000
500,000

1,900,000
1,485,000

11,400,000
17,820,000

m2

1,600

8,000

2,000

10,000

16,000,000

ci
b
tri

4
2
4

1,000,000
200,000
200,000

1,000,000
200,000
200,000

4,000,000
400,000
800,000

chuyn

3,000,000

3,000,000

nh

15,500,000

20,000,000

20,000,000

b
ci
ci

4
1
4

1,260,000
3,900,000
3,916,000

1,260,000
3,900,000
3,916,000

5,040,000
3,900,000
15,664,000

1,000,000

1,500,000

3,000,000

2
2
2

520,000
90,000
2,260,000

520,000
90,000
2,260,000

1,040,000
180,000
4,520,000

1,000,000

1,500,000

4,500,000

2
2
4
4
4

110,000
520,000
70,000
2,260,000
330,000

110,000
520,000
70,000
2,260,000
330,000

220,000
1,040,000
280,000
9,040,000
1,320,000

phng
(CPXD)
Lavabo
ci
Gng
ci
Bn v sinh
ci
Khu v sinh + nh tm cng cng
Chi ph xy dng
phng
(2*3m)
Gng
ci
Lavabo
ci
Vi sen
ci
Bn v sinh ngi
ci
Bn v sinh ng
ci

4,500,000

500,000

500,000

10

10 Quy gii kht

Chi ph xy dng
T lnh
Thng ng
Bn gh
Gh nha
Ly nha ung nc
Tng cng

ci
ci
ci
ci
ci

1
1
10
40
40

2,000,000
4,500,000
90,000
40,000
15,000
3,000

4,500,000
90,000
40,000
15,000
3,000

2,000,000
4,500,000
90,000
400,000
600,000
120,000
503,430,000

Bng 1 : Cc hng mc thi cng xy dng sn bng mi ni nhn to

3.2. Cng ngh v trang thit b ca d n
Chng ti mua cc thit b t cng ty th thao quc t vit.
Cc thit b thi cng v bo dng sn bng c nhn to: My nh c, dng c ct c, dng c lm ng lai, my lm
c SportCharm, my lm cTurfSoft, dng c cng mt c, my lm c TurfKing, my v sinh c.
Quy trnh thi cng sn bng : Giai on lm nn, giai on tri ct, giai on tri c, giai on bo dng, hon tt v a
vo hot ng.
C c sn xut theo tng cun. Chiu rng cun c: 4,00 m hoc 3.80 mtr (+/- 2 cm). Chiu di cun c: ty theo nhu
cu lp t. Mu ng bin: trng, vng , xanh lc
CU TRC C TRNG
Cu trc

PE monofilament

dy

150 micron

Chiu cao

55 mm (+/- 2 mm)

NGUYN LIU PH B MT KG/m2

80% ct c
Loi ct
sng lc
Kch thc
0.4 1.0 mm
S lng
11

14 kg/ m

Trng lng

1.500 gr/m (+/- 50

gr/m)

Loi cao su

Cao su ht

Kch thc

0.5 - 2.0 mm

S lng

C TRNG CA SN PHM
Phng php sn
X l theo chm
xut
X l theo chm
12,7mm

KT QU KIM TRA
phai mu
Blue scale >=7
Gray scale >=4
bn ca
> 30 Newton
c

S mi khu mi hng
c
S hng c

135 (+/- 10)/m

S n nh i
vi tia UV
Tnh thm
nc

S mi khu
/m
S cng c /m

+/-10.800

Trng lng

2.820 gr/m (+/110 gr/m)

80/m rng

16 kg / m

> 6.000 hrs

+/- 60 Ltr/ m / pht
(khng c lp ph)

173.000

CU TRC LP C
Lp chnh
Lp th 2
Thnh phn
2 lp c ghp
Hp cht c bn:
Nha
li vi nhau
C tnh n nh vi
Trng lng
1.080 gr/m (+/12

tia UV
en
240 gr/m

Mu sc
Trng lng

100gr/m)

3.3. Nhn Lc v t chc sn xut kinh doanh

Thc hin d n ny chng ti d tr y l mt d n khng phi nh m cng khng phi l qu ln nhng v trong thi
gian ny chng ti khng th trc tip qun l c m ch qun l gin tip. Nn chng ti s thu ton b nhn vin gm c 1
nhn vin iu hnh (qun l ) vic kinh doanh hng ngy, 2 nhn vin kinh doanh, 1 nhn vin k ton, 1 nhn vin bo v v
gi xe, 2 nhn vin phc v quy gii kht. Sau khi ra trng chng ti s trc tip qun l vic kinh doanh ny ch cn thu thm
1 nhn vin bo v v 1 nhn vin phc v quy gii kht. C th mc chi tr tin lng d tr nh sau:
n v tnh: VN

STT
1
2
3
5
6

B phn

S
lng
(Ngi)

iu hnh
Phng kinh doanh
Phng hnh chnh - k ton
B phn bo v
B phn phc v
Tng cng

1
1
1
1
2
6

Mc lng
(ng/ngi/thng)
4,500,000
2,500,000
2,500,000
1,500,000
1,500,000

Chi ph lng
01 nm (ng)
54,000,000
30,000,000
30,000,000
18,000,000
36,000,000
168,000,000

Bng 2: Chi ph nhn cng v k hoch chi tr tin lng cho nhn vin
3.4. Tin trin khai thc hin d n
Thi gian thc hin u t t lc khi cng n lc hon thnh d n l hn 5 thng c th nh sau:
13

+ Thi gian kho st a bn l 15 ngy .

+ Thi gian chun b cc yu t : Thu mt bng, chun b nguyn vt liu, nh thu thi cng cho vic xy dng v
xy dng l 1 thng.
+ Tin hnh xy dng l 4 thng
Thi gian hot ng d tr ca d n l 5 nm.

CHNG 4: PHN TCH TI CHNH CA D N

4.1. D kin doanh thu
Ngun thu ca chng ti gm c ngun thu t kinh doanh cho thu sn bng hng ngy vi nhiu gi cho thu sn lin tc
t 7:00 n 21:00 vi hiu sut kinh doanh trong ngy c th t c t 50% - 80% nn doanh thu bnh qun hng ngy d tnh
t c l 2 097 000 ng /ngy v km theo dch v gii kht trong khu vc vui chi, gii tr ny vi doanh thu hng ngy d
tnh l 855 000 ng/ngy. C th nh sau:
n v tnh: VN
S
T
T
A

Khon mc

n v

Tng cng

DOANH THU CHO

ng

2,097,000

7:00 11:30

13:00 15:00
14

15:00 17:00

17:00 19:00

19:00 21:00

THU SN HNG
NGY
S gi c th cho thu
(gi)
Gi
n gi cho thu
ng/sn/gi
Doanh thu ti a trong
ngy (ng)
ng
Hiu sut kinh doanh
trong ngy (%)
%
Doanh thu 01 sn d
ng/sn/ng
tnh t c
y
S sn
Sn
DOANH THU KHU GII KHT
Chi ph cho doanh thu
ti a hng ngy
ng
Doanh thu ti a trong
ngy (ng)
ng
T l doanh thu
%
Hiu sut kinh doanh
trong ngy (%)
%
Doanh thu d tnh t
c
ng
Chi ph cho s hng
bn d nh trong ngy
ng

12,5

4.5
90,000

2
90,000

2
160,000

2
180,000

2
230,000

405,000

180,000

320,000

360,000

460,000

50%

50%

60%

80%

60%

202,500

90,000

192,000

288,000

276,000

750,000

150,000

150,000

150,000

150,000

1,125,000

225,000 225,000 225,000 225,000 225,000

30%
30%
30%
30%
30%

1,048,500
2

150,000

80%

70%

80%

80%

70%

855,000

180,000

157,500

180,000

180,000

157,500

570,000

120,000

105,000

120,000

120,000

105,000

Bng 4: Cc ngun thu ca d n

4.2. D kin chi ph sn xut v dch v
Chi ph hot ng kinh doanh bao gm cc chi ph nh : Tin thu t khong 9 triu ng/nm u tin sau tin thu
nm sau tng ln 5% so vi nm trc, chi ph in nc bnh qun 1 triu ng/thng, chi ph lng cho nhn vin l 168 triu
ng/ nm, chi ph marketing chim 10% doanh thu, li vay vn cho nm u tin l 25 200 000 ng/nm v nm th hai l 12
15

600 000 ng/nm, chi ph mua cc loi nc gii kht phc v cho kinh doanh l 360 000 ng/ngy. Chi ph chm sc c nh
phn bn, thuc tr su v nhn cng chm sc chim khong 5% doanh thu.
CHI PH HOT NG CA D N n v tnh: VN
Bng 5: Chi ph hot ng hng nm ca d n

STT

Khon mc

Tng cng

B
1

Chi ph hot ng
Chi ph thu t
Din tch t thu (m2)
n gi thu t (ng/nm)
T l tng gi thu hng nm (%)
Chi ph in + nc
Chi ph bnh qun hng thng
(ng/thng)
T l tng gi thu hng nm (%)
Chi ph lng
T l tng gi hng nm (%)
Chi ph Marketing, kinh doanh
T l trong tng doanh thu sn (%)
Li vay vn
Chi ph cho s hng bn
chi ph hng ngy
h s tng gi hng nm (%)
Chi ph chm sc c hng nm
h s tng gi hng nm (%)
LI NHUN SAU THU

3
4
5
6
7
F

2,486,241,581
49,730,681
2,000
49,730,681
5%
66,307,575

1
538,296,000
9,000,000
2,000
9,000,000
5%
12,000,000

2
473,083,920
9,450,000
2,000
9,450,000
5%
12,600,000

5,525,631

1,000,000

1,050,000

5%
928,306,050
5%
491,594,450
10%
14%
666,705,600

5%
168,000,000
5%
94,464,000
10%
25,200,000
182,400,000
570,000
2%
47,232,000
5%
229,243,500

5%
176,400,000
5%
96,353,280
10%
12,600,000
117,504,000
581,400
2%
48,176,640
5%
292,322,160

2%
1,444,704,687

16

Nm thc hin
3
475,647,098
9,922,500
2,000
9,922,500
5%
13,230,000

4
491,411,254
10,418,625
2,000
10,418,625
5%
13,891,500

5
507,803,309
10,939,556
2,000
10,939,556
5%
14,586,075

1,102,500

1,157,625

1,215,506

5%
185,220,000
5%
98,280,346
10%
0
119,854,080
593,028
2%
49,140,173
5%
304,852,768

5%
194,481,000
5%
100,245,953
10%
0
122,251,200
604,889
2%
50,122,976
5%
307,771,704

5%
204,205,050
5%
102,250,872
10%
0
124,696,320
616,986
2%
51,125,436
5%
310,514,555

4.3. K hoch khu hao ca d n

Chng ti s dng phng php khu hao theo ng thng. C ngha l, mc
khu hao c trch ra hng nm bng nhau trong sut thi k khu hao ca d n. C th
nh sau:
Danh mc

Nm 0

Nm 1

Nm 2

Nm 3

Nm 4

Nm 5

503,430,000

503,430,000

503,430,000

503,430,000

503,430,000

503,430,000

Khu hao trong k

100,686,000

100,686,000

100,686,000

100,686,000

100,686,000

Khu hao ly k

100,686,000

201,372,000

302,058,000

402,744,000

503,430,000

402,744,000

302,058,000

201,372,000

100,686,000

Nguyn gi u t
ban u

u t mi
Gi tr cn li cui
k

503,430,000
503,430,000

Bng 6: K hoch khu hao theo ng thng ca d n

4.4. K hoch tr n vay ngn hng ca d n
Vi mc vn gp ca chng ti huy ng t cc thnh vin trong nhm ch c
khong 69.2% nn chng ti quyt nh vay thm vn ca ngn hng Vietcombank 180
triu ng vi mc li sut 14%/ nm, chng ti d nh s tr dn vn vay trong vng 2
nm c ngha l mi nm chng ti s tr 90 triu ng cho ngn hng cng thm li sut
vay. C th nh sau:

n v tnh: VN
STT Khon mc
1
2

N gc u nm
N pht sinh trong

Nm thc hin
1
0
180,000,000

2
90,000,000
0
17

4
0
0

5
0
0

0
0

nm
Vay vn u t
N chu li trong

180,000,000

90,000,000
14%

0
14%

0
14%

0
14%

nm
Li sut vay
Tin li phi tr

180,000,000
14%

4
5
6
7

trong nm
Tr n gc
N gc cui nm
Ngun tr n gc
Khu hao
Li nhun sau thu

25,200,000 12,600,000
0
0
0
90,000,000 90,000,000
0
0
0
90,000,000
0
0
0
0
473,578,500 489,728,640 504,193,701 509,085,644 514,840,977
100,686,000 100,686,000 100,686,000 100,686,000 100,686,000
279,643,500 292,322,160 304,852,768 307,771,704 310,514,555

Bng 7 : K hoch vay v tr n vay cho ngn hng

4.5. D tr li l v cn i thu chi ca d n u t xy dng sn bng mi ni
nhn to
Trn c s tnh ton cc s liu v d tnh tng doanh thu v chi phi tng nm ca
d n ta c bng d tr li l v cn i thu chi nh sau:

n v tnh: VN
Nm thc hin
Khon mc

Tng cng

DOANH THU

4,915,944,497

944,640,000

963,532,800

982,803,456

1,002,459,525

1,022,508,716

Kinh doanh
Thu nhp bnh qun
ngy
H s tng gi trung
bnh hng nm (%)
S ngy khai thc
trong nm (ngy)
Dch v gii kht
Doanh thu 1 nm
Doanh thu hng
ngy
H s tng gi trung

3,492,119,109

671,040,000

684,460,800

698,150,016

712,113,016

726,355,277

2,097,000

2,097,000

2,138,940

2,181,719

2,225,353

2,269,860

2%

2%

2%

2%

2%

2%

320

320

320

320

320

320

1,423,825,388

273,600,000

279,072,000

284,653,440

290,346,509

296,153,439

855,000

872,100

889,542

907,333

925,479

2%

2%

2%

2%

2%

2%

18

B
1

5
6

C
D
E

bnh hng nm (%)

Chi ph hot ng
Chi ph thu t
Din tch t thu
(m2)
n gi thu t
(ng/nm)
T l tng gi thu
hng nm (%)
Chi ph in + nc
Chi ph bnh qun
hng thng
(ng/thng)
T l tng gi thu
hng nm (%)
Chi ph lng
T l tng gi hng
nm (%)
Chi ph Marketing,
kinh doanh
T l trong tng
doanh thu sn (%)
Li vay vn
Chi ph cho s hng
bn
chi ph hng ngy
h s tng gi hng
nm (%)
Chi ph chm sc c
hng nm
h s tng gi hng
nm (%)
KHU HAO TI
SN
LI NHUN/ L
TRC THU
THU THU NHP
DOANH NGHIP
Thu sut
LI NHUN SAU
THU

2,486,241,581
49,730,681

538,296,000
9,000,000

473,083,920
9,450,000

475,647,098
9,922,500

491,411,254
10,418,625

507,803,309
10,939,556

2,000

2,000

2,000

2,000

2,000

2,000

49,730,681

9,000,000

9,450,000

9,922,500

10,418,625

10,939,556

5%

5%

5%

5%

5%

5%

66,307,575

12,000,000

12,600,000

13,230,000

13,891,500

14,586,075

5,525,631

1,000,000

1,050,000

1,102,500

1,157,625

1,215,506

5%

5%

5%

5%

5%

5%

928,306,050

168,000,000

176,400,000

185,220,000

194,481,000

204,205,050

5%

5%

5%

5%

5%

5%

491,594,450

94,464,000

96,353,280

98,280,346

100,245,953

102,250,872

10%

10%

10%

10%

10%

10%

14%

25,200,000

12,600,000

666,705,600

182,400,000

117,504,000

119,854,080

122,251,200

124,696,320

570,000

581,400

593,028

604,889

616,986

2%

2%

2%

2%

2%

47,232,000

48,176,640

49,140,173

50,122,976

51,125,436

5%

5%

5%

5%

5%

503,430,000

100,686,000

100,686,000

100,686,000

100,686,000

100,686,000

1,926,272,916

305,658,000

389,762,880

406,470,358

410,362,271

414,019,407

481,568,229

76,414,500

97,440,720

101,617,589

102,590,568

103,504,852

25%

25%

25%

25%

25%

25%

1,444,704,687

229,243,500

292,322,160

304,852,768

307,771,704

310,514,555

2%

Bng 8: Bng phn tch li l

4.6. Cn i dng tin ca d n u t xy dng sn bng mi ni nhn to
Da vo bng cn i dng tin sau y chng ti tnh ton cc ch tiu nh gi
hiu qu u t ca d n u t ny:
n v tnh: VN
Cc yu t

Nm thc hin

19

A
1
2
3
B
1
2
3
4
5
6
C
D

DNG TIN VO
Vn t c
Vay vn
Doanh thu thun
DNG TIN RA
vn c nh
Chi ph hot ng
Khu hao
Thu thu nhp
doanh nghip
Tr n gc v li
Tr li vay
CN I DNG
TIN
LY K

0
583,978,000
403,978,000
180,000,000

1
944,640,000

2
963,532,800

3
982,803,456

4
1,002,459,525

5
1,022,508,716

0
944,640,000
780,196,500
0
471,096,000
100,686,000

0
963,532,800
761,210,640
0
473,083,920
100,686,000

0
982,803,456
677,950,688
0
475,647,098
100,686,000

0
1,002,459,525
694,687,822
0
491,411,254
100,686,000

0
1,022,508,716
711,994,160
0
507,803,309
100,686,000

93,214,500

97,440,720

101,617,589

102,590,568

90,000,000
25,200,000

90,000,000
12,600,000

0
0

0
0

164,443,500

202,322,160

304,852,768

307,771,704

310,514,555

164,443,500

366,765,660

671,618,428

979,390,132

1,289,904,687

0
583,978,000

103,504,852

Bng 9: Bng cn i dng tin

CHNG 5: NH GI D N
5.1. nh gi hiu qu ti chnh ca d n
Vi t sut chit khu l 12% ta c cc ch tiu nh sau:
Ch tiu
T s chit khu(
P/F; 12%,5)
Chi ph u t
Hin gi chi ph
u t PV(Ct)
Ly k hin gi
chi ph u t
Thu nhp thun
Hin gi thu
nhp thun
Ly k hin gi
thu nhp thun

Nm
0

0.8929

0.7972

0.7118

0.6355

0.5674

507,030,000 591,134,880

607,842,358

611,734,271

615,391,407

452,727,087 471,252,726

432,662,190

388,757,129

349,173,084

583,978,800
583,978,800
583,978,800

452,727,087 923,979,813 1,356,642,003 1,745,399,133

2,094,572,217

Thi gian hon vn:

T = (2-1) + {(583,978,000 - 452,727,087 ) / ( 923,979,813- 452,727,087 )}*12
20

T = 1 nm + 3,342 thng
Hin gi thu nhp thun NPV:
NPV = 2,094,572,217 - 583,978,000 = 1,510,593,417 > 0 nn d n ny c li
T sut thu hi ni b IRR
IRR = 26% > 12% nn d n s c li.
5.2. nh gi nhy cm v ri ro ca d n.
5.2.1. nh gi an ton v ti chnh:
* An ton v vn:
- Cc ngun vn c huy ng ca d n v s lng v tng i ph hp vi
tin ca d n.
- Cc ngun vn vay c giy t cam kt y , ng v mt php l.
- D n m bo t l hp l gia vn t c v vn vay: 403,978,800/ 180,000,000
= 2.244 > 1
* An ton v kh nng thanh ton ngha v ti chnh nhn hn v kh nng tr n:
- An ton v kh nng thanh ton ngha v tr n ti chnh ngn hn:
T s an ton tr n ti chnh ngn = Ti sn lu ng/ N ngn hn =
583,978,800/180,000,000 = 3.24 > 1
- An ton v kh nng tr n ca d n:
T s kh nng tr n ca d n nm 1= Ngun tr n hng nm ca d n/ N phi
tr hng nm = 329,929,500/115,200,000 = 2,864 > 1
T s kh nng tr n ca d n nm 2 = Ngun tr n hng nm ca d n/ N phi
tr hng nm = 393,008,160/ 102,600,000 = 3.830 > 1
5.2.2. Phn tch nhy ca d n
21

STT
Cc yu t thay i
IRR
1
Khng i
26%
2
Vn u t tng 10%
21%
3
Chi ph kh bin tng 10%
17%
4
Gi c sn phm gim 10%
14%
5
Tui th d n gim 10%
23%
Nh vy, IRR ca d n nhy cm nhiu nht i vi gi c sn phm v chi ph kh
bin. C ngha l khi tui th ca d n gim 10% hay vn u t tng 10% th IRR cng
thay i khng ng k m n ch thay i mnh khi chi ph kh bin tng 10% hay mnh
hn l khi ta gim gi c xung cn 10%.
5.3. Ri ro ca d n
Ri ro l vn thng hay xy ra trong vic sn xut kinh doanh c bit l trong
cc d n u t. D n ca chng ti cng khng nm ngoi trng hp ,n c th gp
phi cc ri ro nh sau:
-

S ngy cng c nhiu cc i th cnh tranh khng ch v cht lng m cn v

gi c.

Do cc yu t t nhin nh kh hu, nhit cao lm cho cht lng sn gim st

lm gim li th cnh tranh ca chng ti.

gim bt ri ro ny chng ti quyt nh nh gi sn phm theo tng thi k ph

hp vi gi c th trng theo tng thi im. ng thi c k hoch chm sc, bo
dng sn bng mt cch ph hp m bo cht lng sn tt phc v nhu cu cho
sinh vin ngy cng tt hn.
5.4. Phn tch d n trong trng hp c trt gi v lm pht
Phng php 1: iu chnh doanh thu theo % trt gi (12%)
Nm
1
2
3
4
5

Doanh thu thc t

944,640,000
963,532,800
982,803,456
1,002,459,525
1,022,508,716

Chi ph thc t
538,296,000
473,083,920
475,647,098
491,411,254
507,803,309

22

Thu nhp thc t

406,344,000
490,448,880
507,156,358
511,048,271
514,705,407

NPV= -583,978,000 + 406,344,000/1.12 + 490,448,880/1.2544 + 507,156,358/1.4049

+ 511,048,271/1.5735 + 514,705,407/1.7623 = 1,147,633,951 < 1,510,593,417
Phng php 2: iu chnh doanh thu theo % tr gi v loi tr nh hng ca yu
t lm pht.
-

Loi tr yu t lm pht ra khi thu nhp hng nm ca d n: 5%

Nm
1
2
3
4
5

Thu nhp hng nm

loi tr yu t lm pht
362,807,143
390,982,844
360,983,878
324,780,415
292,057,671

Loi tr yu t lm pht ra khi t sut chit khu

R = ( 1+ 0,12)/( 1+0,05) -1 = 0.066667

NPV loi tr yu yu t lm pht:

NPV = -583,978,000 + 362,807,143 /1.0667 + 390,982,844 /1.1378 + 360,983,878 /1

+ 324,780,415 /1.2945 + 292,057,671 /1.3808
= 1,147,633,951 < 1,510,593,417
5.5. Li ch v kinh t x hi.
5.5.1. Xut pht t gc nh u t:
Ngoi hiu qu v ti chnh th d n ca nhm chng ti cng ng gp kinh t v
x hi.

23

V li ch kinh t: Cung cp mi trng th thao gii tr sau cc gi hc tp cng

thng cho cc bn sinh vin am m bng sng lng i hc Quc Gia v cc vng
ln cn.
V li ch x hi: ng gp thu cho x hi ( 25% li nhun) v to cng n vic
lm cho nhn vin tng thm theo tng nm.
Nhn chung, d n ca nhm chng ti khng gy tn tht x hi.
5.5.2. Xut pht t gc qun l v m
T s li ch chi ph B/C
PV(B) = 507,030,000 + 591,134,880 + 607,842,358 + 611,734,271 + 615,391,407
= 2,094,572,217
PV(C) = 480644498.4 + 377142501 + 338565604.6 + 312291851.8 + 288127597.3
= 1796772053
B/C = PV( B)/ PV(C) = 1.17 > 1 vy d n c chp nhn. Nh vy tng cc khon
thu ca d n b p cc chi ph b ra, v d n c kh nng sinh li.

24