建设用地配置效率测算及其影响因素分析
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摘要
土地作为一种稀缺性资源要素,为我国工业化发展、城镇化进程做出了巨大的贡献。但是在现行土地管理体制下,由于土地使用制度不完善、土地资源市场配置功能不健全、土地收益分配的利益诱导以及我国经济一直保持着较高增长速度的情况下,我国土地资源配置出现了一系列不合理的现象：土地市场混乱、农地资源大量转为建设用地且建设用地配置低效和利用效率低、土地投机盛行、城市房地产市场火爆、土地价格暴涨等；而当我国经济软着陆战略实施时,城市房地产又呈现出极度低迷状态,大量商品房、建设用地闲置。
为了实现我国土地资源的优化配置、高效配置,国内学者主要从土地制度与政策、影响土地优化配置的因素、优化土地配置方案及模式等方面相继对其进行了研究。本文考虑到农用地和建设用地的性质、用途、功能及其相应的产出差距大,在当前工业化进程中建设用地较农用地更能体现其自身的产出特性,单独测算建设用地的配置效率并进行相应的分析,使得研究更具体且有针对性。
本文在国内外相关研究的基础上,通过界定土地、建设用地、配置效率、建设用地配置效率的概念,结合资源价值理论、资源稀缺理论、资源配置效率理论、资源择优分配理论以及配置效率测算方法的理论分析,借鉴测算资本配置效率的Jeffrey模型,对我国2000-2007年这8年的建设用地整体配置效率、动态配置效率、各区域和省份的配置效率进行测算,并进一步采用逐步回归法对影响建设用地配置效率的因素展开了研究。
经过理论与实证相结合研究,得出以下一些结论。2000-2007年我国区域建设用地的整体配置效率不高,只有0.162。2000-2007年我国整体建设用地的动态配置效率大致呈倒“U”型曲线变化,在2002年配置效率最高,是0.635；在2005年配置效率最低,是-0.007,2006-2007年配置效率提高,2007年略有下降但基本趋于稳定。2000-2007年我国东部地区建设用地配置效率最高,是0.275；中部地区次之,是0.102；西部地区最低,是0.084；可见三大区域的配置效率差距较大。从我国31省份的建设用地配置效率来看,配置效率最高的是天津,值为0.815；次之的是上海,值为0.457；最低的是北京,值为0.003；可见我国省份间建设用地配置效率差距也较大。发现工业化程度、城镇化水平、土地市场交易水平对我国建设用地配置效率有促进作用；非国有经济发展水平、人均耕地对我国建设用地配置效率有抑制作用。
为了提高我国建设用地配置效率，我们需要准确定位地区土地宏观政策调控方向、把握调控力度,稳定推进土地宏观调控政策手段；改革我国一级市场供地制度和土地使用权出让年期制度,活跃土地一级市场,稳定发展土地二三级市场；合理引导经济发展,加快地区产业结构的优化升级,促进第二产业、第三产业大力发展；推进地区城镇化健康有序地发展；提高地区建设用地潜力。
Land is a kind of scarce resource element, it devotes greatly itself to our country's industrialization and urbanization. But in present land anagement systems, because of imperfect land use system、defective land market disposition function、the land income distribution's benefit induction and our country economy in the high rate of rise situation, our country land resource allocation presented a series of unreasonable phenomena.For example, the market of land is confused, farmland resource translates construction land in a large amount but construction land is allocated and utilized in poor efficiency, land speculation prevails, the market of urban real estate is fiery, the land price booms etc; But as the strategy implementation of economic soft-land of our country, the urban real estate demonstrates the extremely depressing state again, a large number of commodity apartments and construction land are much unused.
In order to realize the rational and high-efficient allocation of the land resource of our country, the domestic scholar has mainly carried on research from land system and policy、factor influencing rational allocation of land、optimization land allocation scheme and mode etc. This text considers that the property、use、function、corresponding output between farming land and construction land are great, and construction land can more better reflects own output character among present industrialization process than farmland, so it makes the study more concrete and more pointed by calculating alone the allocation efficiency of construction land and carrying on corresponding analysis.
This text is on the basis of domestic and international relevant research.lt defines land、construction land、allocation efficiency、construction land allocation efficiency, and analyses resource value theory、resource rareness theory、resource allocation efficiency theory、resource optimization allocation theory、method of calculating allocation efficiency, then calculates allocation efficiency of our country's construction land among 2000-2007 year by modeling calculated capital allocation model(Jeffrey model), and carries on study influence factors of construction land allocation efficiency by stepwise regression method.
This study draws some following conclusions through theory and empirical analysis. The whole allocation efficiency of our country's construction land is not high in 2000-2007 and is only 0.162. The dynamic allocation efficiency of our country's construction land in 2000-2007 takes on "U" type curvilinear motion on the whale,and its max is 0.635 in 2002 and its min is -0.007 in 2005; its value goes up between 2006 and 2007 and appears a slight decrease in 2007 but basically stable. The construction land allocation efficiency of our country's east region in 2000-2007 is highest and 0.275; the middle region takes second place and is 0.102; the western region is the lowest and is 0.084. It is obvious that the difference of the construction land allocation efficiency is relatively great in our country's three regions.So far as the construction land allocation efficiency of our country's 31 provinces, Tianjin's allocation efficiency is the highest for 0.815, Shanghai's allocation efficiency is second for 0.457, Beijing's allocation efficiency is the lowest for 0.003. It is obvious that the difference of construction land allocation efficiency is also relatively great in our country's thirty-one provinces. Industrialized grade、level of urbanization and the level of land market transactions can promote allocation efficiency of our country's construction land; The development level of non state-owned economy and per capita cultivated land can inhibit allocation efficiency of our country's construction land.
For improving our country's construction land allocation efficiency, we need to orient accurately land macroscopical policy regulation's direction and degree, and carry forward steadily the land macroscopical policy measure; we also need to reform the system of our country primary market land supply and land use rights' transferring period, enliven the primary market of land, develop two tertiary markets of land steadily; we also need to guide rationally economy developing、accelerate the optimization and upgrading of the regional industrial structure、vigorously promote the development of secondary industry and the tertiary industry in a more cost-effective manner; we also need to advance the urbanization to develop in a healthy and orderly manner; we also need to improve the potentiality of construction land.
为了实现我国土地资源的优化配置、高效配置,国内学者主要从土地制度与政策、影响土地优化配置的因素、优化土地配置方案及模式等方面相继对其进行了研究。本文考虑到农用地和建设用地的性质、用途、功能及其相应的产出差距大,在当前工业化进程中建设用地较农用地更能体现其自身的产出特性,单独测算建设用地的配置效率并进行相应的分析,使得研究更具体且有针对性。
本文在国内外相关研究的基础上,通过界定土地、建设用地、配置效率、建设用地配置效率的概念,结合资源价值理论、资源稀缺理论、资源配置效率理论、资源择优分配理论以及配置效率测算方法的理论分析,借鉴测算资本配置效率的Jeffrey模型,对我国2000-2007年这8年的建设用地整体配置效率、动态配置效率、各区域和省份的配置效率进行测算,并进一步采用逐步回归法对影响建设用地配置效率的因素展开了研究。
经过理论与实证相结合研究,得出以下一些结论。2000-2007年我国区域建设用地的整体配置效率不高,只有0.162。2000-2007年我国整体建设用地的动态配置效率大致呈倒“U”型曲线变化,在2002年配置效率最高,是0.635；在2005年配置效率最低,是-0.007,2006-2007年配置效率提高,2007年略有下降但基本趋于稳定。2000-2007年我国东部地区建设用地配置效率最高,是0.275；中部地区次之,是0.102；西部地区最低,是0.084；可见三大区域的配置效率差距较大。从我国31省份的建设用地配置效率来看,配置效率最高的是天津,值为0.815；次之的是上海,值为0.457；最低的是北京,值为0.003；可见我国省份间建设用地配置效率差距也较大。发现工业化程度、城镇化水平、土地市场交易水平对我国建设用地配置效率有促进作用；非国有经济发展水平、人均耕地对我国建设用地配置效率有抑制作用。
为了提高我国建设用地配置效率，我们需要准确定位地区土地宏观政策调控方向、把握调控力度,稳定推进土地宏观调控政策手段；改革我国一级市场供地制度和土地使用权出让年期制度,活跃土地一级市场,稳定发展土地二三级市场；合理引导经济发展,加快地区产业结构的优化升级,促进第二产业、第三产业大力发展；推进地区城镇化健康有序地发展；提高地区建设用地潜力。
Land is a kind of scarce resource element, it devotes greatly itself to our country's industrialization and urbanization. But in present land anagement systems, because of imperfect land use system、defective land market disposition function、the land income distribution's benefit induction and our country economy in the high rate of rise situation, our country land resource allocation presented a series of unreasonable phenomena.For example, the market of land is confused, farmland resource translates construction land in a large amount but construction land is allocated and utilized in poor efficiency, land speculation prevails, the market of urban real estate is fiery, the land price booms etc; But as the strategy implementation of economic soft-land of our country, the urban real estate demonstrates the extremely depressing state again, a large number of commodity apartments and construction land are much unused.
In order to realize the rational and high-efficient allocation of the land resource of our country, the domestic scholar has mainly carried on research from land system and policy、factor influencing rational allocation of land、optimization land allocation scheme and mode etc. This text considers that the property、use、function、corresponding output between farming land and construction land are great, and construction land can more better reflects own output character among present industrialization process than farmland, so it makes the study more concrete and more pointed by calculating alone the allocation efficiency of construction land and carrying on corresponding analysis.
This text is on the basis of domestic and international relevant research.lt defines land、construction land、allocation efficiency、construction land allocation efficiency, and analyses resource value theory、resource rareness theory、resource allocation efficiency theory、resource optimization allocation theory、method of calculating allocation efficiency, then calculates allocation efficiency of our country's construction land among 2000-2007 year by modeling calculated capital allocation model(Jeffrey model), and carries on study influence factors of construction land allocation efficiency by stepwise regression method.
This study draws some following conclusions through theory and empirical analysis. The whole allocation efficiency of our country's construction land is not high in 2000-2007 and is only 0.162. The dynamic allocation efficiency of our country's construction land in 2000-2007 takes on "U" type curvilinear motion on the whale,and its max is 0.635 in 2002 and its min is -0.007 in 2005; its value goes up between 2006 and 2007 and appears a slight decrease in 2007 but basically stable. The construction land allocation efficiency of our country's east region in 2000-2007 is highest and 0.275; the middle region takes second place and is 0.102; the western region is the lowest and is 0.084. It is obvious that the difference of the construction land allocation efficiency is relatively great in our country's three regions.So far as the construction land allocation efficiency of our country's 31 provinces, Tianjin's allocation efficiency is the highest for 0.815, Shanghai's allocation efficiency is second for 0.457, Beijing's allocation efficiency is the lowest for 0.003. It is obvious that the difference of construction land allocation efficiency is also relatively great in our country's thirty-one provinces. Industrialized grade、level of urbanization and the level of land market transactions can promote allocation efficiency of our country's construction land; The development level of non state-owned economy and per capita cultivated land can inhibit allocation efficiency of our country's construction land.
For improving our country's construction land allocation efficiency, we need to orient accurately land macroscopical policy regulation's direction and degree, and carry forward steadily the land macroscopical policy measure; we also need to reform the system of our country primary market land supply and land use rights' transferring period, enliven the primary market of land, develop two tertiary markets of land steadily; we also need to guide rationally economy developing、accelerate the optimization and upgrading of the regional industrial structure、vigorously promote the development of secondary industry and the tertiary industry in a more cost-effective manner; we also need to advance the urbanization to develop in a healthy and orderly manner; we also need to improve the potentiality of construction land.
引文
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