Thực tế thời gian vừa qua, nhiều nhà đầu tư và cả chủ đầu tư đã phải “trả giá” cho việc sử dụng đòn bẩy tài chính quá đà, đầu tư dàn trải; dẫn tới đứt gãy dòng tiền đột ngột khi tiếp cận nguồn vốn khó khăn.
Thời điểm sốt đất vào cuối năm 2021, anh Thanh Bản (tên đã được thay đổi) – nhà đầu tư ở Bắc Ninh đã đầu tư 4 lô đất trên địa bàn tỉnh với mục đích lướt sóng. Do đã vay ngân hàng trước đó nên anh Bản vay ngoài thêm 1 tỷ đồng để đầu tư lúc thị trường sôi động. Thế nhưng, khi “cơn sóng” đất đi qua, anh Bản vẫn chưa kịp thoát hết hàng và vốn bị đọng lại trong đất.
Đặc biệt, do sử dụng đòn bẩy quá lớn, hàng tháng, anh Bản phải trả lãi vay ngoài lên tới 60 triệu đồng. Ban đầu, anh Bản còn cố gồng, về sau ngày càng đuối sức. Cuối cùng, anh Bản rao bán cắt lỗ 300 triệu đồng lô đất mua lúc đỉnh để thanh toán nợ.
“Dù đã cắt lỗ 300 triệu đồng nhưng chật vật mãi tôi mới bán được lô đất. Mà nói thực, chủ mới của lô đất cũng là người quen có khoản tiền nhàn rỗi thấy tôi khốn khổ vì dùng đòn bẩy lớn, phải chạy vạy vay mượn chỗ nọ bù chỗ kia nên lấy giúp lô đất”, anh Bản chia sẻ.
Không riêng gì anh Bản, trong cơn sốt đất giai đoạn 2020 đến đầu 2022, nhiều nhà đầu tư ham lợi nhuận đã sử dụng đòn bẩy quá lớn dẫn đến khi thị trường trầm lắng, nhà đầu tư lâm vào cảnh nợ nần mà trong tay thì nhiều đất.
Do đó, việc sử dụng đòn bẩy tài chính như thế nào trong đầu tư rất quan trọng, nhà đầu tư cần có chiến lược, tính toán hợp lý. Theo chuyên gia kinh tế, TS. Cấn Văn Lực – Thành viên Hội đồng Tư vấn Chính sách Tài chính – tiền tệ Quốc gia cho rằng, khi quyết định sử dụng đòn bẩy tài chính, nhà đầu tư cần dựa trên 4 yếu tố chính.
Thứ nhất, nhà đầu tư nên tự trang bị kiến thức cơ bản về thị trường BĐS; cũng như các yếu tố pháp lý, quy hoạch, đầu tư công, kinh tế vĩ mô… để có thể đánh giá được phần nào về tiềm năng, triển vọng của thị trường trong thời gian tới. Nhà đầu tư cũng có thể tham khảo quan điểm của các chuyên gia, đơn vị tư vấn bất động sản uy tín trên thị trường.
Thứ hai, cần tìm hiểu kỹ về chủ đầu tư, dự án bất động sản; ưu tiên lựa chọn các dự án được triển khai bởi các chủ đầu tư uy tín, pháp lý đầy đủ, vị trí thuận lợi,…;
Thứ ba, nhà đầu tư cũng nên xác định rõ mục đích loại hình bất động sản để vay, nên ưu tiên cho nhu cầu thật, tức là mua để ở hoặc để sản xuất, kinh doanh hoặc đầu tư lâu dài.
Thứ tư, lên kế hoạch tài chính, xác định số tiền muốn vay và cân đối dòng tiền của bản thân, gồm các dòng tiền đều đặn (như lương, thu nhập từ cho thuê tài sản…) và dòng tiền bất thường (như bán tài sản, thừa kế…); đồng thời cần tìm hiểu đúng về lãi suất cho vay, thời gian áp dụng mức lãi suất ưu đãi, cách tính lãi suất sau khi chương trình ưu đãi kết thúc, mức lãi suất phạt, phí phạt, lịch trả nợ…v.v. để xây dựng kịch bản, lường trước tình huống xấu nhất, chủ động về nguồn tài chính và kế hoạch trả nợ; từ đó quyết định tỷ lệ đòn bẩy phù hợp.
“Theo kinh nghiệm và quan sát của tôi, nếu điều kiện tài chính của nhà đầu tư lành mạnh, có thu nhập ổn định, triển vọng thị trường tích cực, nhà đầu tư có thể xem xét sử dụng tỷ lệ đòn bẩy như 40-50% (vốn tự có) và 50-60% (vốn vay mượn); ngược lại thì nên xem xét tỷ lệ thấp hơn. Trong bối cảnh lãi suất như hiện nay, việc dùng đòn bẩy tài chính nên ở mức độ vừa phải”, ông Lực chia sẻ.
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