农民集体所有建设用地使用权流转价格研究

【作者】 卫新东；

【导师】 李冬玉；

【作者基本信息】 长安大学 ， 土地资源管理， 2005， 硕士

【摘要】 近年来,随着我国城乡经济的迅速发展,农民集体所有建设用地进入土地流转市场已成为不争的事实,农民集体所有建设用地也必将成为我国建设用地市场一个重要的组成部分。农民集体所有建设用地使用权价格评估是农民集体所有建设用地使用权流转研究的核心问题之一,也是流转各方关注的焦点。 但是,关于农民集体建设用地使用权流转价格评估的理论和方法还比较欠缺,我国还没有相应的技术规程,各地在实践操作中也没有统一的做法。因此,研究农民集体所有建设用地使用权价格问题具有较强的理论价值和实际意义。本文以陕西省农民集体所有建设用地使用权流转试点项目为背景,研究农民集体建设用地使用权流转价格问题。 本文采用了理论研究与实地调研相结合、定性与定量相结合、比较分析、综合分析等研究方法。全文共分为五个部分,第一部分对研究对象进行了界定,并分析了研究背景、意义以及研究的内容和方法;第二部分,主要分析了农民集体所有建设用地使用权流转价格研究的基本理论,即从地租地价理论、区位理论和转换边际理论三个方面说明了农民集体所有建设用地使用权价格形成的机理和价格存在差异的原因;第三部分,主要分析地价影响因素、价格评估的原则和价格内涵;第四部分,是本文研究的核心,主要对各种评估方法进行理论分析和评价,并以陕西省韩城市为例,说明价格的评估方法,结合陕西实际,对目前地价管理进行了分析;第五部分,是本文的结论和建议,对本文的研究结果进行总结,并对需要进一步研究的问题进行展望。 本文研究的结果认为: (1)农民集体所有建设用地使用权价格评估是进行农民集体所有建设用地使用权流转研究的核心问题之一。研究农民集体所有建设用地使用权价格问题具有较强的理论意义和实际应用价值。 (2)地租地价理论、区位论、转换边际理论是研究农民集体所有建设用地价格的理论基础,揭示了农民集体所有建设用地使用权价格形成的机理和价格存在差异的原因。 (3)客观分析农民集体所有建设用地使用权价格的影响因素,研究价格评估的原则和分析地价内涵是价格评估的前提。 (4)成本逼近法、购买年法和基准地价扣除法是目前用于农民集体所有建设用地使用权价格评估的三种最常用方法。 (5)土地管理部门要尽快制定有关农民集体所有建设用地使用权价格管理更多还原

【Abstract】 In recent years, with the economic development of city and countryside town in China, it is become an undisputable fact that collective construction land of farmers will transform into land bargaining. So collective construction land of fanners must become an important component part in the aspect of Chinese construction land market. According to this phenomena, it is one of the vital problem and focus attract different department that value evaluation on the land right of exploitation.However, there are much short of method and way in the value evaluation of collective construction land of farmers and haven’t corresponding technical regulations. The result is that different region adopts different evaluation system in practice. So it is very important that carrying out this study not only in theory but in practice. Supported by the experimental program of collective construction land of farmers using rights of shaan’xi province, we mainly discussed about the problem of exchange value according to the collective construction land of farmers.Based on the problem mentioned above, we used the research methods of combining theoretical investigation and survey on the spot together, integrating characterization and quantification together, comparison and comprehensive analysis and so on. There are five chapters in this paper. First of all, we defined the subject of investigation, analyzed the background, meaning, contents and way of our study. Secondly, we paid much attention to the basic theory of exchange value according to the collective construction land of farmers, which including three aspect of land rent-cost theory, theory of location and boundary exchange theory. Through these theories we find the formative mechanization it and cause for different value in different regions. Thirdly, we focused on the influential factors of land value, principle of value evaluation and connotation of value. Fourthly, it is also the most important chapter of this paper, we concentrated on the analysis and evaluation of different evaluation system, in addition, taking HanCheng city for example, we illuminated the evaluation way of value, combined the practice of Shaan’xi province, we also analyzed the management of land value. In the last chapter, we come to some conclusion, put forward several advices and looked forward further research challenge in this region.The conclusion of this paper is as follows.(1) Collective construction land of farmers is an important component part in the aspect of Chinese construction land market. It is very important that carrying outthis study not only in theory but in practice.(2) There are three important basic theory in the study on the cost of collective construction land of farmers, which recovered the formative mechanization it and cause for different value in different regions.(3) It is the premise to analyze the influential factors of land value, principle of value evaluation and connotation of value.(4) The classical procedures of the value evaluation of collective construction land of farmers are method of cost approach, purchasing time and subtractive process of base land price.(5) According to the problem we faced now, Land administrative department should establish some policy, institution, criterion related to management of the land-using right in the aspect of collective construction land of farmers. Correlative department should also adopt license way, perform policy of lowest price limit and advocate application institute when implement commercial land-using rights exchange.更多还原