【作者】 李江涛；

【导师】 张安录； 文兰娇；

【作者基本信息】 华中农业大学 ， 土地资源管理， 2023， 硕士

【摘要】 土地资源是我国经济社会发展和城市现代化建设不可或缺的重要生产资料。农地城市流转则是实现城市现代化过程中建设用地增长的重要途径之一。21世纪以来,大量农地资源通过农地城市流转转化为住宅用地等各类城市建设用地,并伴随着大量土地增值收益的产生。这在为我国实现城市现代化提供用地保障的同时,也提供了资金支持。但是,在我国城乡二元土地制度下,地方政府具有土地征收和出让的双边垄断权,农民等弱势群体缺乏公平参与土地增值收益分享的权力,土地增值收益在相关利益主体之间的分配缺乏科学的依据。这导致农地城市流转过程中,尤其是农用地转化为城市住宅用地过程中产生的土地增值收益在农民、政府、开发商等相关利益主体之间的配置严重扭曲,极易引发一系列社会矛盾,从而阻碍农地城市流转的有序推进和城市现代化进程。基于此,进一步研究农地城市流转中的土地增值收益分配问题意义重大。本文在对土地“征收-出让-开发”过程中相关利益主体博弈关系研究的基础上,构建了各利益主体土地增值收益的产生、分配及其对农地城市流转影响的理论分析框架。之后,基于中国土地市场网获取的新增住宅用地“招-拍-挂”成交数据,从县级尺度定量测算2014-2020年武汉城市圈土地出让典型区域新增住宅用地土地增值收益分配时空格局,并利用三角图及阿特金森指数等方法对研究时段内武汉城市圈土地增值收益分配扭曲程度进行了定量测算。最后,基于面板回归模型探究了农民、政府、开发商等相关利益主体所获土地增值收益对武汉城市圈典型区域整体及不同类别区县新增住宅用地出让影响的显著性、方向及程度。主要得到以下结论:(1)土地增值收益分配差异悬殊,农民所得土地增值收益远低于政府和开发商。农民、政府、开发商所得平均土地增值收益分别为128.59元/平方米、5230.46元/平方米、8721.07元/平方米,所占比例分别为0.91%、37.15%、61.94%。(2)不同利益主体土地增值收益增长幅度差异明显,政府所获土地增值收益增长幅度远大于农民和开发商。研究时段内,武汉城市圈农民、政府、开发商所获土地增值收益增长幅度分别为24.78%、219.5%、6.26%。(3)土地增值收益分配结构严重失衡,土地增值收益分配非均衡程度在不断加深。基于对武汉城市圈土地增值收益分配的定量测算,利用三角图法及阿特金森指数法分别从图、数两个角度对武汉城市圈历年土地增值收益分配的非均衡程度进行了研究,结果均指出武汉城市圈土地增值收益分配极不均衡。(4)整体来看,农民和政府所获土地增值收益对武汉城市圈农地城市流转存在显著正向影响。面板回归结果显示,农民、政府所获土地增值收益在1%的显著性水平下对农地城市流转存在正向影响。(5)不同社会经济发展条件区县的农地城市流转受不同利益主体土地增值收益影响的显著性和程度存在显著差异。如,第一类区县农地城市流转受其政府和开发商土地增值收益影响显著。第二类区县农地城市流转仅受其政府土地增值收益影响显著。第三类区县农地城市流转仅受其农民土地增值收益影响显著。根据以上研究结论,围绕优化土地增值收益分配及促进农地城市流转的目标提出以下政策建议:(1)提高农民主体地位,促进农民公平参与土地增值收益共享。(2)创新征地补偿模式,促进农民合法权益得到有效保障。(3)完善土地增值收益再分配机制,优化土地增值收益分配格局。(4)针对不同类别区县农地城市流转的主要影响因素,采用差别化的土地管理方法,提出差别化的土地管理政策,促进农地城市有序流转。更多还原

【Abstract】 Land resources are important production materials indispensable for China’s economic and social development and urban modernization construction.While the process of rural-urban land conversion is one of the important ways to realize the growth of construction land in the process of urban modernization construction.Since the 21st century,a large amount of agricultural land resources have been converted into various types of urban construction land such as residential land through rural-urban land conversion,and accompanied by the generation of a large amount of land value-added income,which has provided China with this has provided strong land guarantee and financial support for China’s urban modernization construction.However,local governments have the bilateral monopoly of land acquisition and transfer under China’s dualistic urban-rural land system,and disadvantaged groups such as farmers lack the rights to participate fairly in the sharing of land value-added income,and the distribution of land value-added income among relevant interest subjects lacks a scientific basis.This makes the allocation of land value-added income in the process of rural-urban land conversion,especially in the process of converting agricultural land into urban residential land,seriously distorted among farmers,government,developers and other related interest groups,which is likely to lead to a series of social conflicts,thus hindering the orderly promotion of rural-urban land conversion and the process of urban modernization construction.On the basis of this,it is significant to further study the distribution of land value-added income in the rural-urban land conversion.This paper constructs a theoretical framework for analyzing the generation and distribution of land value-added income of the relevant stakeholders and its impact on the rural-urban land conversion,based on the study of the game relationship between relevant stakeholders in the process of land"acquisition-transfer-development".After that,based on the"bidding-auction-listing"transaction data of new residential land obtained from the China Land Market Network,the spatial and temporal patterns of land value-added revenue distribution of new residential land in typical areas of land sales in Wuhan metropolitan area from 2014 to 2020 were quantitatively measured at the county level,and quantitatively measure the degree of distortion in the distribution of land appreciation benefits in the Wuhan metropolitan area during the study time period using methods such as triangle diagram and Atkinson index.Finally,a panel regression model was used to investigate the significance,direction and extent of the impact of land value-added revenue received by farmers,government,developers and other relevant stakeholders on the new residential land concessions in the typical regions of Wuhan metropolitan area as a whole and in different categories of districts and counties.The main findings are as follows:(1)The distribution of land value-added revenue is very different,with farmers’land value-added revenue being much lower than that of the government and developers.The average land value-added income received by farmers,government and developers are RMB128.59/m~2,RMB5230.46/m~2 and RMB8721.07/m~2 respectively,with the proportions of 0.91%,37.15%and 61.94%respectively.(2)The growth rate of land value-added income of different interest subjects varies significantly,and the growth rate of land value-added income received by the government is much larger than that of farmers and developers.During the study period,the growth rates of land value-added income for farmers,government and developers in Wuhan metropolitan area are 24.78%,219.5%and 6.26%respectively.(3)The distribution structure of land value-added income is seriously unbalanced,and the unbalanced distribution of land value-added income is deepening.Based on the quantitative measurement of the distribution of land value-added income in Wuhan metropolitan area,the unbalanced degree of distribution of land value-added income in Wuhan metropolitan area in the past years was measured from two perspectives of graphs and numbers by using the triangle diagram method and Atkinson index method respectively,and the results both pointed out that the distribution of land value-added income in Wuhan metropolitan area was extremely uneven.(4)Overall,the value-added land revenue received by farmers and the government has a significant positive impact on the rural-urban land conversion in Wuhan metropolitan area.The results of the panel regression show that the land value-added benefits received by farmers and the government have a positive influence on the rural-urban land conversion at the 1%significance level.(5)There are significant differences in the significance and degree of influence of rural-urban land conversion in different socio-economic development conditions of districts and counties by land value-added income of different interest subjects.For example,the rural-urban land conversion in the first category of districts and counties is significantly influenced by the land value-added income of their governments and developers.The second category of rural-urban land conversion is only significantly influenced by the value-added income of the government.The third category of rural-urban land conversion is only significantly affected by the value-added income of farmland.Based on the above research conclusions,the following policy recommendations are made around the goal of optimizing the distribution of land value-added benefits and promoting the rural-urban land conversion:(1)to improve the main status of farmers and promote their fair participation in the sharing of land value-added benefits.(2)to innovate the compensation mode of land acquisition to promote the effective protection of farmers’legitimate rights and interests.(3)to improve the redistribution mechanism of land value-added income and optimize the distribution pattern of land value-added income.(4)Adopting differentiated land management methods and proposing differentiated land management policies to promote the orderly rural-urban land conversion in response to the main influencing factors of rural-urban land conversion in different categories of districts and counties.更多还原