【作者】 李瑞华；

【导师】 葛吉琦；

【作者基本信息】 南京农业大学 ， 土地资源管理， 2004， 硕士

【摘要】 城市土地收购储备制度是我国城市土地管理实践的创新，由于立法的空白和理论研究的滞后，使得在收购价格确定这一关键问题上还没有形成一致的观点。在实践中，收购价格确定基本上由政府决定，这与建立社会主义市场经济体制的社会主义建设目标不符，也与完善和调控城市土地市场的土地收购储备制度建立初衷不符。土地收购储备制度虽然目前还没有立法，但从其发展的趋势看，其必然成为我国新时期土地管理的一项重要制度。因此，本文选取城市土地收购价格确定这一焦点问题进行研究，以便完善土地收购储备制度和促进当前的城市土地管理改革。 本文主要包括以下五个部分： 第一部分为导论。介绍本文选题的目的和意义、国内外研究的动态、研究的主要内容和技术路线，并对本文涉及的主要概念进行了界定。为本文的总纲部分。 第二部分主要介绍了马克思的地租地价理论和产权理论并且阐述了这些基础理论对确定土地收购价格的启示。 第三部分对当前土地收购储备制度进行了介绍，并对我国土地收购储备制度的最终目标定位进行了研究，确定人民利益最大化为我国土地收购储备的最终目标。根据公共选择理论和代理理论，分析了土地收购中各利益团体。在各利益团体追求自身利益最大化的条件下，为使人民利益最大化，收购价格必须以市场为基础公平、公正的确定。同时，因为城市土地收购具有公益性质，为保证公益性目标的顺利实现，城市土地收购中政府的强制性干预是必要的。在市场和政府的平衡过程中，土地价格评估成为城市土地收购价格确定的必然选择。 第四部分研究了土地收购价格的构成和评估应依据的用途。根据建筑物市场交易状况、对土地使用权人是否有利用价值及建筑物是否合法等多种因素判断，土地收购价格一般包括土地价格和建筑物的补偿费用。其中，土地价格因使用权不同又可分为划拔土地使用权价格、出让土地使用权价格和划拨土地使用权价格。土地价格评估依据的用途不同，土地收购价格评估也不相同。为评估出土地的真实价格和促进土地的有效利用，土地收购价格应当依据规划用途或最佳用途进行评估。 第五部分根据收购土地的权属和用地类型分别提出了城市土地收购价格的评估思路，并设计了不同产权类型下土地收购价格的评估案例。 本文的主要结论是为保证城市土地收购价格的公平、公正，城市土地收购价格的确定应以土地价格评估为主要手段，在具体评估上应根据市场交易状况、宗地的用途和产权状况等综合确定。更多还原

【Abstract】 Urban land purchase and preserve system is an innovation of urban land management practice. Due to short of legislation and lag of academic research, there is still no agreement in fixing price of the urban purchase, which is the focus in urban purchase and preserve system. Therefore at present time that the government control the right of fixing price in urban land purchase practice is not consistent with the goal of the policy of socialistic market economy construction and the original intention of establishing the system-perfecting and regulating land market. Though there is no legislation about the new system, its developmental tendency shows that it cannot but an important urban land management system in the future. In order to perfect the urban land purchase and preserve system and promote urban land reform in the future.The thesis is composed of five main parts. As follows:The first part presents the research background and significance, and overviews home and abroad research situation. What’s more, it introduces research approach, main content and method. At last, it defines two important concepts. This part is the general program of the thesis.The second part introduces Marx’s rental and land price theory and property right theory. And at last, discusses the revelation of fixing the land purchase based on the theories.The third part introduces the system of the urban purchase and preserve, discusses and confirms that the maximalism of dumb millions’ benefit is the goal of the system. Based on commonality choice theory and representation theory, the thesis analyses related interest parties. In order to reach the goal, the price must be fixed fair and square based on market deal price in the conditions under which related interest parties pursue their own interests. In addition, urban purchase takes on commonweal characteristic. For the sake of commonweal it is necessary that government interferes the urban land purchase. Therefore land assessment is the certain method to fix the price of land purchase.The fourth part discusses the composing of the price of land purchase and the use of real property which real estate appraisal should be based on. Generally speaking, accordingto deal condition of the real estate, the use value of the real estate to the user and the aim of its construction, the price of the urban land purchase always be composed of land price and the compensation fee of the building on the land. In addition, based on the difference of land property rights, land purchase price can be classified the price of assigned land use right, the price of paid land use right and the price of lease land use right. Because the real estate method is related to its use, in order to gain the real price of the real property and be benefit to the exploitation of the urban land, the price of the urban land purchase should be the price of the highest and best use of the real estate.The fifth part puts forward different evaluation approaches based on the different land property. At last, the article takes three specific examples to show the different evaluation method according to different land properties.The main conclusion of the thesis is that the price should be fixed by land assessment, and in order to ensure that the price fixed fare and square, specific land assessment should be based on market conditions, most conformable use and property of the land to be evaluated.更多还原