耕地发展权价格评估与交易机制研究
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摘要
随着我国社会经济的发展和城市化进程的加快,耕地保护形势日益严峻。我国虽然实施了世界上最为严格的耕地保护制度,但由于这些制度主要是依靠行政命令的执行来实施,缺乏有效的经济激励机制,其实际运行效果与预期的政策目标仍有一定的差距。从20世纪中期开始,西方国家开始相继建立农地发展权制度,对保护耕地、遏制城市规模无序扩张发挥了积极的作用。而目前我国学术界对农地发展权的理论研究仍处于初步阶段,许多相关理论问题还未展开进一步的细化研究。根据中国国情,综合国内外相关研究理论,本文提出了耕地发展权理论,试图从完善产权、引入市场机制的角度探索并创新耕地保护机制。
本文采用比较分析法、综合类比法、定性与定量相结合等分析方法,对耕地发展权的内涵、归属和收益分配、价格评估及交易机制进行了分析和探索。从内涵和外延两个角度分析了耕地发展权与农地发展权的区别和联系；从产权、行使方式、经济价值等分析了耕地发展权的特征；从权属权能细分的角度分析了耕地发展权的归属和收益分配方式,使原有的农地发展权基本理论问题进一步深化和细化；至于耕地发展权的价格评估,则采用定量的方法进行测算。耕地的经济价格、社会价格、生态价格采用收益还原法、统计学方法和环境经济学方法等进行评估,而耕地潜在市地价格的测算则通过构建评估模型拟合得到。在价格评估基础上,本文从耕地发展权的交易类型、交易方式、交易程序等方面探索了耕地发展权的市场交易机制。
With social and economic development and urbanization advanced, the situation of cultivated land protection becoming increasingly grim.our country carried out the strictest cultivated land protection system in the world, but its running results are still some provisions from the desired objectives to a certain gap as these policies and measures are heavily dependent on the performance of administrational order witch leads to lack of effective economic drive mechanism.From the middle of 20th century,western country builds the system of farmland development rights in succession,witch is take an active part in protecting cultivated land and keeping down the disorder expansion of city scale. The theoretical research of farmland development rights is still at an early stage by the academic circle in our country at present and many relating theoretic issues don't launch detailed study.According to China's basic conditions, compositing the research theories at home and abroad,the thesis put forward the theory of cultivated land development rights and attempts to explore Innovative mechanism for cultivated land protection from improving the system of property rights and introducing market mechanism.
The thesis reseachs the connotation, ownership,income distribution and price assessments of cultivated land development rights by comparative analysis, integrated analog method,qualitative analysis and quantitative analysis.Analyzing differences and relations between cultivated land development rights and farmland development rights from the perspective of the connotation and extension, reseaching characteristics of cultivated land development rights from property right, exercise style an economic value;analyzing attribution and the pattern of income distribution of cultivated land development rights from the subdivision of rights and ownership which deepen and detail the original theories of farmland development rights furtherly. Then the price evaluation of cultivated land development rights is measured by quantitative measurement methods, economic value, social value and ecological value of cultivated land is carried mainly out by income capitalization method,statistical methods and environmental economic methods.The potential urban land price of cultivated land is mainly evaluated by construction evaluation model.on the basis of evaluation of cultivated land development rights,the thesis explore market trading system of cultivated land development rights from transaction types, transaction means and transaction program of cultivated land developmet rights.
本文采用比较分析法、综合类比法、定性与定量相结合等分析方法,对耕地发展权的内涵、归属和收益分配、价格评估及交易机制进行了分析和探索。从内涵和外延两个角度分析了耕地发展权与农地发展权的区别和联系；从产权、行使方式、经济价值等分析了耕地发展权的特征；从权属权能细分的角度分析了耕地发展权的归属和收益分配方式,使原有的农地发展权基本理论问题进一步深化和细化；至于耕地发展权的价格评估,则采用定量的方法进行测算。耕地的经济价格、社会价格、生态价格采用收益还原法、统计学方法和环境经济学方法等进行评估,而耕地潜在市地价格的测算则通过构建评估模型拟合得到。在价格评估基础上,本文从耕地发展权的交易类型、交易方式、交易程序等方面探索了耕地发展权的市场交易机制。
With social and economic development and urbanization advanced, the situation of cultivated land protection becoming increasingly grim.our country carried out the strictest cultivated land protection system in the world, but its running results are still some provisions from the desired objectives to a certain gap as these policies and measures are heavily dependent on the performance of administrational order witch leads to lack of effective economic drive mechanism.From the middle of 20th century,western country builds the system of farmland development rights in succession,witch is take an active part in protecting cultivated land and keeping down the disorder expansion of city scale. The theoretical research of farmland development rights is still at an early stage by the academic circle in our country at present and many relating theoretic issues don't launch detailed study.According to China's basic conditions, compositing the research theories at home and abroad,the thesis put forward the theory of cultivated land development rights and attempts to explore Innovative mechanism for cultivated land protection from improving the system of property rights and introducing market mechanism.
The thesis reseachs the connotation, ownership,income distribution and price assessments of cultivated land development rights by comparative analysis, integrated analog method,qualitative analysis and quantitative analysis.Analyzing differences and relations between cultivated land development rights and farmland development rights from the perspective of the connotation and extension, reseaching characteristics of cultivated land development rights from property right, exercise style an economic value;analyzing attribution and the pattern of income distribution of cultivated land development rights from the subdivision of rights and ownership which deepen and detail the original theories of farmland development rights furtherly. Then the price evaluation of cultivated land development rights is measured by quantitative measurement methods, economic value, social value and ecological value of cultivated land is carried mainly out by income capitalization method,statistical methods and environmental economic methods.The potential urban land price of cultivated land is mainly evaluated by construction evaluation model.on the basis of evaluation of cultivated land development rights,the thesis explore market trading system of cultivated land development rights from transaction types, transaction means and transaction program of cultivated land developmet rights.
引文
[1]王群,王万茂.土地发展权与土地利用规划[J].国土资源,2005,(10)：28-30.
[2]沈志远.农地发展权及其在我国的配置[D].兰州,兰州大学,2008.
[3]周建春.农地发展权的设定及评估[J].中国土地,2005,(4)：22-23
[4]Patricia L.,June T, Roger H.,Transferable Development Rights-A Policy Brief for the Michigan Legislature[R]. Michigan:Urban and Regional Planning Program Department of Geography Michigan State University,2000,11-18.
[5]John C.,MAI,SRA(1997),TDRs-Great Idea But Questionable Value[J].The Appraisal Journal, 1997,(4):133-142.
[6]Levinson,Arik.Why Oppose TDRs:Transferable Development Rights Can Increase Overall Developmen[J] .Regional Science and Urban Economics,1997,,27(3):283-296.
[7]Valerie L.,Jerry R.,Craig L.Rural Land Preservation in Kentucky[J]Agricultural Economics-Extension,1998,(7):1-28.
[8]秦明周,Richard H. Jackson.美国的土地利用与管制[M].北京：科学出版社,2004：110-115.
[9]Kathryn A.,Diana W., Do Conservation Easements Reduce Land Prices?[R].Wisconsin:The Case of South Central Wisconsin,2005:17-19.
[10]Virginia M.,Elizabeth K.,Margaret W.Farmland Preservation Residential Density:Can Development Rights Markers Affect Land Use?[J] Agricultural and Resource Economics Review,2000,34(2),13-144.
[11]沈守愚.土地法学通论[M].北京：中国大地出版社,2002.
[12]王小映.全面保护农民的土地财产权益[J].中国农村经济,2003,(10)：9-16.
[13]杜业明.现行农村土地发展权制度的不均衡性及其变迁[J].西北农林科技大学学报(社会科学版),2004,4(1)：4-8.
[14]柴强.各国(地区)土地制度与政策[M].北京：北京经济学院出版社,1993.194.
[15]胡兰玲.土地发展权论[J].河北法学,2002,20(2)：143-146
[16]季禾禾，周生路,等.试论我国农地发展权定位及农民分享实[J].经济地理，2005，25(2)：149-155.
[17]万磊.土地发展权的法经济学分析[J].重庆社会科学,2005,(9)：84-87.
[18]侯华丽,杜舰.土地发展权与农民权益的维护[J].农村经济,2005,(11)：78-79.
[19]范辉,董捷.试论农地发展权[J].农村经济,2005,(6)：28-30
[20]张安录.可转移发展权与农地城市流转控制[J].中国农村观察,2000,(2)：20-25.
[21]孙弘.中国土地发展权研究：土地开发与资源保护的新视角[M].北京：中国人民大学出版社,2004.45-49.
[22]黄祖辉,汪晖.非公共利益性质的征地行为与土地发展权补偿[J].经济研究,2002,(5)：66-71.
[23]洪辉,杨庆媛,陈展图.论主体功能区的耕地保护——基于农地发展权转移视角[J].农村经济,2009(5)：23-26.
[24]贾天啸.与耕地保护相协调的土地市场模式研究[J].陕西农业科学,2003,(1)：45-47.
[25]刘鹏凌,栾敬东.安徽省粮食补贴方式改革效果的调查与分析[J].农业经济问题,2004,(9)：16-19.
[26]雷寰.农村集体土地产权权益与失地农民利益保障研究[J].经济界,2005,(4)：92-96.
[27]杨明洪,刘永湘.压抑与抗争：一个关于农地发展权的理论分析框架[J].财经科学,2004,(6)：24-28.
[28]周诚,土地增值收益应当“公私共享”[J]农业经济,2005,(5)：79-81.
[29]李世平.土地发展权浅说[J].国土资源科技管理,2002,(02).
[30]汤芳.农地发展权定价研究[D].武汉：华中农业大学,2005.
[31]汪晖,陶然.建设用地计划管理下的土地发展权转移与交易——土地计划管理体制改革的“浙江模式”及其全国含义[J]改革热线,2009,(1)：27-28
[32]丁丽丽,赵敏娟.农地发展权流转市场构建初探[J].特区经济,2009,(1)：257-258
[33]臧俊梅,王万茂.中国农地发展权的配置与流转研究[J].国土资源科技管理,2008,(4)：14-18.
[34]张友安,陈莹.土地发展权的配置与流转[J].中国土地科学,2005(5)：10-14.
[35]Coase R.H.,The Federal Communication Commission.[J].Journal of Law and Economics 1959,2(1):1-40.
[36]Coase R.H.,The Problem of Social Cost. [J] Journal of Law and Economics.1960,3 (1):1-44.
[37]Cooter,Robert.The Cost of Coase. [J] Journal of Legal Studies,1982,11(1),1-33.
[38]罗伯特·考特,托马斯·尤伦.法和经济学[M]上海：上海三联出版社.
[39]李慧敏,农用地价格理论及其应用研究[D]哈尔滨,东北农业大学,2006.
[40]全国土地估价师资格考试委员会编.土地估价理论与方法.地质出版社,2004,523-574
[41]马克思,恩格斯.马克思恩格斯全集[M]北京,人民出版社.
[42]Demsetz The Exchange and enforcementof Property Rights[J].Journal of Law and Economics,1967, (7).15-36
[43]沈志远,吴钊.简论农地发展权在我国的创设设[J].新学术,2005(10)：140-141,164.
[44]刘明明,卢群群.论土地征用中农地发展权的保护[J].农业人学学报,2006(3)：90-93
[45]李丽红,么贵鹏,张广文.农地发展权视角下失地农民补偿问题研究[J].经济研究导刊,2007(4)：26-30.
[46]谈亭亭,浅析我国农地发展权的归属问题[J].市场周刊,2008(3)：8-9,123.
[47]周诚,土地增值收益应当“公私共享”[J].农业经济,2005,(5)：79-81.
[48]吴郁玲,曲福田,冯忠垒.论我国农地发展权定位与农地增值收益的合理分配[J].农村经济,2006(7)：21-23.
[49]尚贵华,郭贯成.对农用地价值功能及其价格构成的新思考[J].广东土地科学,2006,5(1)：34-37.
[50]吕峥,中国耕地生态价值与保护问题研究[J].当代经济,2008,(3)：38-39.
[51]刘萍,付梅臣.收益还原法评估农用地价格有关问题探讨[J].农业系统科学与综合研究,2007(2)：78-82.
[52]郭霞,农用地生态价值评估方法探讨[J].国土资源导刊,2006(4)：50-51.
[53]丁丽丽,赵敏娟.农地发展权流转市场构建初探[J].特区经济,2009,(1)：257-258.
[54]张友安,陈莹.土地发展权的配置与流转[J].中国土地科学,2005(5)：10-14.
[55]丁成日,美国土地开发权转让制度及其对中国耕地保护的启示[J].中国土地科学,2008,22(3)：74-80..
[2]沈志远.农地发展权及其在我国的配置[D].兰州,兰州大学,2008.
[3]周建春.农地发展权的设定及评估[J].中国土地,2005,(4)：22-23
[4]Patricia L.,June T, Roger H.,Transferable Development Rights-A Policy Brief for the Michigan Legislature[R]. Michigan:Urban and Regional Planning Program Department of Geography Michigan State University,2000,11-18.
[5]John C.,MAI,SRA(1997),TDRs-Great Idea But Questionable Value[J].The Appraisal Journal, 1997,(4):133-142.
[6]Levinson,Arik.Why Oppose TDRs:Transferable Development Rights Can Increase Overall Developmen[J] .Regional Science and Urban Economics,1997,,27(3):283-296.
[7]Valerie L.,Jerry R.,Craig L.Rural Land Preservation in Kentucky[J]Agricultural Economics-Extension,1998,(7):1-28.
[8]秦明周,Richard H. Jackson.美国的土地利用与管制[M].北京：科学出版社,2004：110-115.
[9]Kathryn A.,Diana W., Do Conservation Easements Reduce Land Prices?[R].Wisconsin:The Case of South Central Wisconsin,2005:17-19.
[10]Virginia M.,Elizabeth K.,Margaret W.Farmland Preservation Residential Density:Can Development Rights Markers Affect Land Use?[J] Agricultural and Resource Economics Review,2000,34(2),13-144.
[11]沈守愚.土地法学通论[M].北京：中国大地出版社,2002.
[12]王小映.全面保护农民的土地财产权益[J].中国农村经济,2003,(10)：9-16.
[13]杜业明.现行农村土地发展权制度的不均衡性及其变迁[J].西北农林科技大学学报(社会科学版),2004,4(1)：4-8.
[14]柴强.各国(地区)土地制度与政策[M].北京：北京经济学院出版社,1993.194.
[15]胡兰玲.土地发展权论[J].河北法学,2002,20(2)：143-146
[16]季禾禾，周生路,等.试论我国农地发展权定位及农民分享实[J].经济地理，2005，25(2)：149-155.
[17]万磊.土地发展权的法经济学分析[J].重庆社会科学,2005,(9)：84-87.
[18]侯华丽,杜舰.土地发展权与农民权益的维护[J].农村经济,2005,(11)：78-79.
[19]范辉,董捷.试论农地发展权[J].农村经济,2005,(6)：28-30
[20]张安录.可转移发展权与农地城市流转控制[J].中国农村观察,2000,(2)：20-25.
[21]孙弘.中国土地发展权研究：土地开发与资源保护的新视角[M].北京：中国人民大学出版社,2004.45-49.
[22]黄祖辉,汪晖.非公共利益性质的征地行为与土地发展权补偿[J].经济研究,2002,(5)：66-71.
[23]洪辉,杨庆媛,陈展图.论主体功能区的耕地保护——基于农地发展权转移视角[J].农村经济,2009(5)：23-26.
[24]贾天啸.与耕地保护相协调的土地市场模式研究[J].陕西农业科学,2003,(1)：45-47.
[25]刘鹏凌,栾敬东.安徽省粮食补贴方式改革效果的调查与分析[J].农业经济问题,2004,(9)：16-19.
[26]雷寰.农村集体土地产权权益与失地农民利益保障研究[J].经济界,2005,(4)：92-96.
[27]杨明洪,刘永湘.压抑与抗争：一个关于农地发展权的理论分析框架[J].财经科学,2004,(6)：24-28.
[28]周诚,土地增值收益应当“公私共享”[J]农业经济,2005,(5)：79-81.
[29]李世平.土地发展权浅说[J].国土资源科技管理,2002,(02).
[30]汤芳.农地发展权定价研究[D].武汉：华中农业大学,2005.
[31]汪晖,陶然.建设用地计划管理下的土地发展权转移与交易——土地计划管理体制改革的“浙江模式”及其全国含义[J]改革热线,2009,(1)：27-28
[32]丁丽丽,赵敏娟.农地发展权流转市场构建初探[J].特区经济,2009,(1)：257-258
[33]臧俊梅,王万茂.中国农地发展权的配置与流转研究[J].国土资源科技管理,2008,(4)：14-18.
[34]张友安,陈莹.土地发展权的配置与流转[J].中国土地科学,2005(5)：10-14.
[35]Coase R.H.,The Federal Communication Commission.[J].Journal of Law and Economics 1959,2(1):1-40.
[36]Coase R.H.,The Problem of Social Cost. [J] Journal of Law and Economics.1960,3 (1):1-44.
[37]Cooter,Robert.The Cost of Coase. [J] Journal of Legal Studies,1982,11(1),1-33.
[38]罗伯特·考特,托马斯·尤伦.法和经济学[M]上海：上海三联出版社.
[39]李慧敏,农用地价格理论及其应用研究[D]哈尔滨,东北农业大学,2006.
[40]全国土地估价师资格考试委员会编.土地估价理论与方法.地质出版社,2004,523-574
[41]马克思,恩格斯.马克思恩格斯全集[M]北京,人民出版社.
[42]Demsetz The Exchange and enforcementof Property Rights[J].Journal of Law and Economics,1967, (7).15-36
[43]沈志远,吴钊.简论农地发展权在我国的创设设[J].新学术,2005(10)：140-141,164.
[44]刘明明,卢群群.论土地征用中农地发展权的保护[J].农业人学学报,2006(3)：90-93
[45]李丽红,么贵鹏,张广文.农地发展权视角下失地农民补偿问题研究[J].经济研究导刊,2007(4)：26-30.
[46]谈亭亭,浅析我国农地发展权的归属问题[J].市场周刊,2008(3)：8-9,123.
[47]周诚,土地增值收益应当“公私共享”[J].农业经济,2005,(5)：79-81.
[48]吴郁玲,曲福田,冯忠垒.论我国农地发展权定位与农地增值收益的合理分配[J].农村经济,2006(7)：21-23.
[49]尚贵华,郭贯成.对农用地价值功能及其价格构成的新思考[J].广东土地科学,2006,5(1)：34-37.
[50]吕峥,中国耕地生态价值与保护问题研究[J].当代经济,2008,(3)：38-39.
[51]刘萍,付梅臣.收益还原法评估农用地价格有关问题探讨[J].农业系统科学与综合研究,2007(2)：78-82.
[52]郭霞,农用地生态价值评估方法探讨[J].国土资源导刊,2006(4)：50-51.
[53]丁丽丽,赵敏娟.农地发展权流转市场构建初探[J].特区经济,2009,(1)：257-258.
[54]张友安,陈莹.土地发展权的配置与流转[J].中国土地科学,2005(5)：10-14.
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