【作者】 张会；

【导师】 吴群；

【作者基本信息】 南京农业大学 ， 土地资源管理， 2007， 硕士

【摘要】 随着我国经济的快速发展和城镇化进程的加快，征收农村土地成为新增建设用地、扩大城市规模的主要途径。农用地是农民赖以生存和发展的重要生产资料，如果得不到合理的补偿和安置，将直接威胁到被征地农民的生存和发展。近年来我国由征地引发的社会矛盾日益尖锐，农民集体的抗法、上访事件层出不穷，成为社会稳定发展的严重隐患，其关键问题在于征地补偿标准过低，鉴于此，国家先后出台了一系列政策措施，要求各地制定征地区片综合地价，保证被征地农民的生活水平不降低。然而，要实现这一目标，就要对现行的扭曲的征地价格进行矫正，探讨更加科学合理的测算征地区片价的方法，为新的征地补偿标准的制定提供参考。本文突破了原来的产值倍数法测算征地价格，尝试采用农地经济功能价格补偿法和城镇建设用地基准地价剥离法两种方法来综合确定农用地征地区片价格。农地经济功能价格补偿法，从合理对被征地农民进行补偿，保证被征地农民生活水平不降低角度出发，分析了农用地对农民生活所具有的直接的经济价值功能，并对这些功能价格进行合理量化，最后加总来计算征地区片价，即农地经济收益功能价格、就业保障功能价格和养老保障功能价格之和。城镇建设用地基准地价剥离法则考虑了农用地转用后的用途，及农地转用后的增值收益分配的问题，利用假设开发法的原理，利用城镇建设用地基准地价倒推出农用地的征地区片价。本文以江苏省泗阳县为例进行实证研究。以行政村为基本单元，对该地区的农用地利用现状、土地供求关系、农民生活水平扣城镇居民最低生活保障水平等情况进行了调查，建立征地区片价格评价体系，根据每个评价单元的综合评价分值，运用总分频率法将全县分为四个区片，并对各级区片进行面积量算，借助地理信息技术绘制了《泗阳县农用地征地区片价格分布图》，显化了农用地征地区片价格的空间分布及其差异，最后运用农用地经济功能价格补偿法和城镇建设用地基准地价剥离法综合测算农用地征地区片价格，并用征地案例比较法(即现行征地补偿标准)的测算结果加以比较验证，证明此测算结果相对更加科学合理，既有利于保障被征地农民的合法权益，又有利于与现行的征地补偿标准相衔接。更多还原

【Abstract】 Along with the development of our economy and the accelerate urbanization of our country, land expropriation became the main way to expand city scale and increase the construct land. Agriculture land is the crucial product material for farmers to exist and develop, if they can’t be compensate reasonably, it will threat the fanners’ living and development. Recently the social conflict caused by land expropriation is more and more serious, and these have become the hidden trouble of the stabilization of our country. In order to resolve these problems, our country has made a series policies, to raise the land expropriate compensate standard, and ensure the living level of farmers will not be bring down. Whereas, so as to achieve this goal, we must find more scientific method to calculate land expropriation price, and take it for reference to make more reasonable land expropriation compensate standard.This paper try to use two methods, agricultural land economical function compensate method and urban construction land criterion price avulse method, to calculate the land expropriate price. The first method, agricultural land economical function compensate method, analysis the economical value functions of agriculture land for farmers, and quantized these economical function price, finally the land expropriate price amount to the agriculture land income function price add the obtain employment function price and the endowment insurance function price. The second method, urban construction land criterion price avulse method, based on the theory of suppose exploitation method, use the urban construction land criterion price peel off the agricultural land original land price, and then take out the land increment income from it, the agricultural land expropriate price come out. This method has thought about the usage of land after the transformation and the allocation of land increment income.This paper takes Siyang county Jiangsu province as example. Taking the administrative villages as units, a comprehensive and detailed survey was made to attain the rich and reliable data, including the information about the status of the land use, the relationship of the land supply and demand, the living standards of farmers and the minimum of urban resident living guarantee and so on. Then the estimating system was established. Afterwards, basing the survey and the system, the character of each unit was transfer into data. And, utilizing the frequency law, the whole county was divided into four expropriation land blocks. The area was measured and the map, showing the differences between blocks, of the Arable Land Blocks for expropriation of Siyang was protracted by the method of GIS. Finally, the land expropriation price is calculated by agricultural land economical function compensate method and urban construction land criterion price avulse method, then the price was tested by expropriation case comparison method. It is beneficial not only for protecting farmers’ rights and interests, but also for link up with the current land compensate standard, so this way to calculate the land expropriate price is more reasonably.更多还原