土地发展权定价与空间转移研究
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摘要
农地与建设用地需求的尖锐矛盾,是我们在城市化进程中,不得不面对的严重问题。一方面,由于人口不断的增加,政府出于粮食安全的考虑必须保持相当数量的农地；另一方面,社会经济的发展使得建设用地的需求也在不断增长。由于现阶段我国政府对于农地保护和开发的调控力度不均,导致农地流失加速,与此相对应的是建设用地外延扩张明显。其主要原因在于：“土地发展权”的缺位使得土地开发的机会成本降低,农地保护的收益减少。在农地流转市场的供需关系中表现为：农地供给曲线下移,而农地需求曲线上移,强势利益集团获取超额利润,促使流转量增加,农地流转补偿偏低,加大了社会成本。鉴于此,系统开展土地发展权相关研究,明晰土地发展权在我国土地权利体系中的地位,科学测算土地发展权价值,具体分析土地发展权的转移情况、转移后的经济收益和开发密度变化具有重要的实践和理论意义。
土地发展权的设置可以协调土地开发与保护的关系。我国现有的土地发展权研究多限于理论层面,尚不足以指导具体的土地发展权转移。本研究以多个实证案例为基础尝试回答下列问题：①土地发展权的性质和归属如何?②土地发展权价值构成和变化如何?③如何测算不同区域的土地发展权价值?④土地发展权在我国转移情况如何?哪些指标影响其转移?
为了解决上述问题,全文主要从以下四个部分开展研究：
论文的第一部分包含1-4章,是本文的研究基础。首先对本文涉及的土地发展权、级差地租理论、城市空间结构理论、实物期权理论及选择权理论等相关理论进行梳理和讨论。在此基础上,构建土地发展权价值分析框架,得出土地发展权包含土地用途转换价值和选择权价值这一重要结论,并建立基本的土地发展权定价模型。随后,分析土地发展权的变化趋势,按照变化趋势的不同将土地发展权的研究区域划分为中心城区市地、一般城区市地和农地,根据研究区域的不同分别设计市民问卷和农民问卷。
第二部分包括5-6章节,是本文研究的主要内容之一,主要研究土地发展权的定价问题。结合农地、中心城区和一般城区发展权的特征,以武汉市为实证区域,分别对中心城区和一般城区进行片状土地发展权定价和点状土地发展权定价,对农地做片状土地发展权定价。研究结果表明：中心城区点状平均土地发展权价值为5373.58元／m2,片状平均土地发展权价值为2559.32元/m2；一般城区点状平均土地发展权价值为3026.90元/m2,片状平均土地发展权价值为2213.27元/m2；农地片状平均土地发展权价值为185.42元/m2。
论文的第三部分是第7-8章,在实证研究的基础上,开始重点探讨土地发展权的转移和调控问题。在此章节中,笔者首先选定武汉市洪山区(实证区域)为土地发展权转移的实施区域,分析土地发展权在需求区与供给区之间的转移；其次,依据博弈论的思想建立不完全信息下的土地开发量转移模型,分析土地发展权设立后对于土地开发量的影响；接着,选取土地发展权转移项目的需求区与供给区,具体分析土地开发量在需求区域供给区之间的转移,以及影响开发量转移的因素；最后,对于土地发展权转移的价值量进行了量化。土地发展权项目不仅需要达到转移数量的平衡,还需实现土地发展权转移价值的平衡。根据土地发展权项目的数量与价值转移的情况,分析一系列的土地发展权转移调控指标对于土地发展权转移数量与价值平衡的影响,从而设置土地发展权项目的合理调控指标,以建立符合实际的土地发展权转移机制,指导土地发展权在我国的具体应用。
最后第四部分是第9章,对研究的结论进行分析并提出不足与展望。
Contradiction between farmland preservation and increase in urban use is an unavoidable serious problem in the process of urbanization. On one hand, owing to fast population growth, the government must preserve an amount of farmland for food security. On the other hand, the Socio-economic development also increases in demand of construction land. A lot of phenomena show that, because of the unequilibrium control efforts of the farmland protection and development, the loss of farmland accelerates and the areas of development land expansion obviously. The reasons are:the absence of land development rights lead the opportunity cost of land development reduction, and reduced revenue of the farmland protection. The farmland supply curve goes down, and farmland on the demand curve shifts. Powerful interest groups obtained the excess profits, which lead to over conversion of farmland, lower compensation for farmers, higher social costs. So, setting up an unambiguous land development right, quantifying the value, analyzing the spatial transfer of development right, expected economic revenue and change in development density are of practical and theoretical significance.
The main purpose of land development rights is to coordinate the relationship between land development and protection, but the many existing land development rights studies are at a stage of theoretical analysis, which is insufficient to guide specific land development right transfer. In this study, we take a number of empirical cases as examples, attempt to answer the following questions:①What is the nature and attributes of land development rights?②What does the value of land development rights constitute and how does it change?③How to Measure the value of land development rights in different regions?④How do land development rights transfer in China? Which factors affect it transfer?
In order to solve the above problems, the dissertation is organized as the following four parts:
The first part contains chapters from1to4, which is the theoretical part. The related theoretical issues, which include land development rights, land rent, urban spatial structure, real option and option theory, are discussed. On the basis of relevant theories, the conceptual analytical framework and pricing models of development right are constructed. The value of land development right, which is composed of land use conversion value and the option value, is drawn. And the change tendency of land development right, classification of urban land in central city, the general urban land and farmland, the citizen's and farmer's questionnaires are also finalized.
The second part consists of chapters5and6which is pricing case in Wuhan. On the basis of analysis of land development right features in central city, general city and rural area, the author construct empirical plane and dot pricing models of land development rights and estimate the value in different areas. The results show that the average dot and plane value in the central urban area is5373.58Yuan/m2, and2559.32Yuan/m2respectively; the above value in the urban area is3026.90Yuan/m2, and2213.27Yuan/m2respectively; the plane value of farmland is185.42Yuan/m2.
The third part consists of chapters7and8which is emprical study of the spatial transfer and mechanism of land development rights. In this section, the author first select Hongshan district of Wuhan city (Empirical region) as the implementation region of land development rights transfer, analyze the transfer possiblity between the sending and receiving zone. Second, transfer model of land development right is constructed based on the imcomplete information about game theory and the effects of development right system on quantity of land development is analyzed by the model. Then, the sending and receiving zone of land development transfer program are located, transfer quantity of land development between the two areas is caculated, the influencing factors of the development transfer are determined. Finally, the value of land development right transfer is measured. Land development right transfer program not only aims at the balance of the quantity, but also the value. According to the quantity and value of land development rights transfer program, the author analyzes the influence of the spatial transfer quota on the banlance of quantity and value and set up rational regulation quota so as to initiate the practical mechanism of land development right transfer and guide the application of land development rights in China.
The last part of the dissertation i.e., chapters9, is the conclusion and discussion.
土地发展权的设置可以协调土地开发与保护的关系。我国现有的土地发展权研究多限于理论层面,尚不足以指导具体的土地发展权转移。本研究以多个实证案例为基础尝试回答下列问题：①土地发展权的性质和归属如何?②土地发展权价值构成和变化如何?③如何测算不同区域的土地发展权价值?④土地发展权在我国转移情况如何?哪些指标影响其转移?
为了解决上述问题,全文主要从以下四个部分开展研究：
论文的第一部分包含1-4章,是本文的研究基础。首先对本文涉及的土地发展权、级差地租理论、城市空间结构理论、实物期权理论及选择权理论等相关理论进行梳理和讨论。在此基础上,构建土地发展权价值分析框架,得出土地发展权包含土地用途转换价值和选择权价值这一重要结论,并建立基本的土地发展权定价模型。随后,分析土地发展权的变化趋势,按照变化趋势的不同将土地发展权的研究区域划分为中心城区市地、一般城区市地和农地,根据研究区域的不同分别设计市民问卷和农民问卷。
第二部分包括5-6章节,是本文研究的主要内容之一,主要研究土地发展权的定价问题。结合农地、中心城区和一般城区发展权的特征,以武汉市为实证区域,分别对中心城区和一般城区进行片状土地发展权定价和点状土地发展权定价,对农地做片状土地发展权定价。研究结果表明：中心城区点状平均土地发展权价值为5373.58元／m2,片状平均土地发展权价值为2559.32元/m2；一般城区点状平均土地发展权价值为3026.90元/m2,片状平均土地发展权价值为2213.27元/m2；农地片状平均土地发展权价值为185.42元/m2。
论文的第三部分是第7-8章,在实证研究的基础上,开始重点探讨土地发展权的转移和调控问题。在此章节中,笔者首先选定武汉市洪山区(实证区域)为土地发展权转移的实施区域,分析土地发展权在需求区与供给区之间的转移；其次,依据博弈论的思想建立不完全信息下的土地开发量转移模型,分析土地发展权设立后对于土地开发量的影响；接着,选取土地发展权转移项目的需求区与供给区,具体分析土地开发量在需求区域供给区之间的转移,以及影响开发量转移的因素；最后,对于土地发展权转移的价值量进行了量化。土地发展权项目不仅需要达到转移数量的平衡,还需实现土地发展权转移价值的平衡。根据土地发展权项目的数量与价值转移的情况,分析一系列的土地发展权转移调控指标对于土地发展权转移数量与价值平衡的影响,从而设置土地发展权项目的合理调控指标,以建立符合实际的土地发展权转移机制,指导土地发展权在我国的具体应用。
最后第四部分是第9章,对研究的结论进行分析并提出不足与展望。
Contradiction between farmland preservation and increase in urban use is an unavoidable serious problem in the process of urbanization. On one hand, owing to fast population growth, the government must preserve an amount of farmland for food security. On the other hand, the Socio-economic development also increases in demand of construction land. A lot of phenomena show that, because of the unequilibrium control efforts of the farmland protection and development, the loss of farmland accelerates and the areas of development land expansion obviously. The reasons are:the absence of land development rights lead the opportunity cost of land development reduction, and reduced revenue of the farmland protection. The farmland supply curve goes down, and farmland on the demand curve shifts. Powerful interest groups obtained the excess profits, which lead to over conversion of farmland, lower compensation for farmers, higher social costs. So, setting up an unambiguous land development right, quantifying the value, analyzing the spatial transfer of development right, expected economic revenue and change in development density are of practical and theoretical significance.
The main purpose of land development rights is to coordinate the relationship between land development and protection, but the many existing land development rights studies are at a stage of theoretical analysis, which is insufficient to guide specific land development right transfer. In this study, we take a number of empirical cases as examples, attempt to answer the following questions:①What is the nature and attributes of land development rights?②What does the value of land development rights constitute and how does it change?③How to Measure the value of land development rights in different regions?④How do land development rights transfer in China? Which factors affect it transfer?
In order to solve the above problems, the dissertation is organized as the following four parts:
The first part contains chapters from1to4, which is the theoretical part. The related theoretical issues, which include land development rights, land rent, urban spatial structure, real option and option theory, are discussed. On the basis of relevant theories, the conceptual analytical framework and pricing models of development right are constructed. The value of land development right, which is composed of land use conversion value and the option value, is drawn. And the change tendency of land development right, classification of urban land in central city, the general urban land and farmland, the citizen's and farmer's questionnaires are also finalized.
The second part consists of chapters5and6which is pricing case in Wuhan. On the basis of analysis of land development right features in central city, general city and rural area, the author construct empirical plane and dot pricing models of land development rights and estimate the value in different areas. The results show that the average dot and plane value in the central urban area is5373.58Yuan/m2, and2559.32Yuan/m2respectively; the above value in the urban area is3026.90Yuan/m2, and2213.27Yuan/m2respectively; the plane value of farmland is185.42Yuan/m2.
The third part consists of chapters7and8which is emprical study of the spatial transfer and mechanism of land development rights. In this section, the author first select Hongshan district of Wuhan city (Empirical region) as the implementation region of land development rights transfer, analyze the transfer possiblity between the sending and receiving zone. Second, transfer model of land development right is constructed based on the imcomplete information about game theory and the effects of development right system on quantity of land development is analyzed by the model. Then, the sending and receiving zone of land development transfer program are located, transfer quantity of land development between the two areas is caculated, the influencing factors of the development transfer are determined. Finally, the value of land development right transfer is measured. Land development right transfer program not only aims at the balance of the quantity, but also the value. According to the quantity and value of land development rights transfer program, the author analyzes the influence of the spatial transfer quota on the banlance of quantity and value and set up rational regulation quota so as to initiate the practical mechanism of land development right transfer and guide the application of land development rights in China.
The last part of the dissertation i.e., chapters9, is the conclusion and discussion.
引文
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