土地征收下的土地价值及其实现形式：农地价值及产权主体补偿研究
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摘要
耕地保护和土地利益分配是土地管理政策的重要目标和任务。在城市化、工业化快速发展的背景下,耕地的非农化趋势不可阻挡。在目前的土地制度安排下,政府控制着土地资源配置和市场价格,控制着农地征收的价格和补偿水平。广大农民的土地被低价征收,且缺乏社会保障措施,基本生活受到巨大影响,福利水平降低。大量农地价值从农村转移到了城市,变成了地方政府的巨量出让金收入。在这个利益传输链条下,土地价值实现了区域和所有权主体的转移,这是“三农”问题产生的原因之一。
土地征收制度的变革和政策的改革需要在一个土地经济学的框架之内进行深入分析。农地是有价值的,这个价值并不仅是农业产出价值。因为所有权不能交易的原因,长期以来我们人为压低了农地的真实价值。因为缺乏对农地所有权价值的正确认识和对农民权利的足够尊重,导致了现行征收补偿政策出现很多弊端,已经不能满足社会发展的需要。反之,如果我们能够对农地价值加以定量,那么就可以按照农地的这个价值对村集体和农民进行对等补偿。有了农地价值数量化的参考依据,我们还可以通过让失地农民参加社会保障、留地安置等形式使农地价值得以实现,让农地对于农民的效用和功能得以实现,让农民能够和市民一样分享社会发展的成果。这是建设和谐社会和建设社会主义新农村的迫切需要,也是实现保护公民财产权利的社会发展理念的需要。总之,认识、尊重和实现农地价值是土地征收补偿政策改革和制度变革的基本原则和指引方向。
本文在大量阅读国内外文献的前提下,主要运用现代地租理论和福利经济学的方法,采取规范分析和实证检验的路线,对农地价值的内涵、影响因素、评估、增值及分配、对农地产权主体的经济补偿进行了探讨,并对长三角经济发达地区的土地征收制度创新的经验进行了借鉴和分析。本文的主要研究内容如下。
第二章全面介绍现代地租理论并对农地价值进行重新认识。通过对学者们关于地租理论阐述的回顾,提出地租是一种剩余,是使用土地的经济报酬,是对生产要素支付报酬超过获得该要素的必须支付的最低报酬的部分,是一种生产者剩余,是产品价值扣除支付给其他生产要素成本后剩余的部分。基于现代西方地租理论的土地价值(价格)理论不仅适用于对城市土地价值的认识,而且适用于对农业土地价值的认识,具有内在统一性。运用这种土地价值理论可以对土地税收、土地征收、土地市场管理、土地批租、土地租赁、土地用途配置等政策的制定提供有力的指导。
第三章全面回顾国内外农地价值研究现状并提出农地价值评估的理论基础。在全面回顾国内外学者关于农地价值研究成果基础之上,提出农地价值的特点:农地价值不能完全由农业产出价值来定量,农地价值还受到诸如城市化、投机等多种因素的强烈影响。农业产出价值占农地总价值的比例越是在城市化程度高和经济发达、人口密集的地区越小,而在传统农业地区和城市密度较低的地区所占比例更大。另外,对影响农地价值的因素进行了分析。最后提出农地价值的评估方法。
第四章是运用意愿价格法评估农地价值,并对土地征收下土地产权主体的补偿水平加以分析。土地征收下的产权主体补偿应该以全部价值即农地真实价值为依据。在缺乏产权交易市场的约束下,试图借鉴福利经济学的条件估值方法,在选定调查区域、问卷设计之后,通过实证的手段获得大量调查数据,经过分析处理,得到农地价值的一个定量数额,并发现影响农地价值的主要因素。将这个农地价值的理论数据同实地调查得到的实际发生的征收补偿数额比对,发现现行的土地征收补偿政策严重侵害了农民的利益。
第五章是对城市边界区农地增值及其影响因素进行分析。在回顾了学者们关于城市边界区土地增值的观点之后,提出农地增值的三层次分析框架。农地增值是社会发展、技术进步和城市扩张中不可避免的趋势。通过经济学分析,提出人口增长等因素会导致地价持续增值,为验证这个理论,利用14个城市的地价面板数据进行了实证检验。
第六章是全文的一个实证分析,对农地价值实现形式和土地征收制度创新问题,运用长三角地区的实证调查进行分析。通过对长三角四个城市土地征收补偿及相关政策的实地调研,发现这些地区正在进行土地补偿制度的创新,这种创新的实质就是通过丰富的补偿形式提高实际补偿标准,一定程度上尊重和实现了农地价值,不仅促进了经济快速发展,而且让失地农民的基本生活水平得以保证甚至提高。对于其他地区来说,借鉴长三角的成功经验,逐步尊重和实现农地价值将是未来土地征收补偿政策改革的方向。
第七章是结论和讨论并提出本研究的政策含义。
Farmland protection and revenue distribution are important targets and tasks of land management policies.Under the rapid industrialization and urbanization,Farmland will be inevitably converted to construction land.According to present land policies,the government not only manipulates the land market and resource allocation,but also controls the price and compensation level of land expropriation.As a result,farmer's lands are taken at very low prices,their rights are infringed.Their basic standards of living are strongly influenced,level of welfareare dropped,and the majority of them live in a life without social security.A great deal of the farmland value is diverted from rural to urban areas,the local government gains a lot from the land lease and transfer.Through this transfer chain of revenue,land value is shifted from rural to urban areas which leads to rural poverty.
In order to innovate present land expropriation institution and policies,it is necessary to bring these issues into a frame of economics and analyze thoroughly.Farmland value does not just include the portion from agricultural outputs.Because of the ownership being prohibited to be open traded,its inherent value was devalued by the government for a long time.Being improperly cognized about the farmland value and without the enough regards of the farmer's rights,there are many maladies of land expropriation compensation policy which will no longer meet the needs of social development. Whereas,if it is possible to quantify the value of farmland,and then make criterion on the basis of this quantity to compensate the farmers whose land are taken.Meanwhile,the farmers should be included in the social security system by the government,other measures such as socalled "leaving the part of taken land for future development should be taken.With these kind of compesation pattern,the function and utility of land can be realized and the farmers can share the result of social development sustainably.For the whole society,It is not only necessary to build a harmonious social and a new rural community,but also need to practise the philosophy of protecting property right.In general, regarding and realizing the farmland value provide the basic principles and direction for innovating present land expropriation compensation institution and policy.
After a review of lots of literatures from overseas and home,the author makes use of the theory of modern western land rent and method of welfare economics to discuss the essence of farmland value,influencing factors,evaluation methods,increment in land value and distribution,how to compensate for the farmers whose land deprived etc.The author also introduces the land expropriation compensation practice and experiences from Changjiang delta.What this paper mainly discusses is as follows.
In chapter2,after a thoroughly introduction of modern western land rent theory and recognition about farmland value,we believe that land rent is a residual,which is an economic returns from land use.Land rent is the payment of the behavior of using land within a period of time,a portion of the total product value or the total returns that remains after payment is made for total factor costs or total costs,respectively.On the basis of further recongintion of the implication and essences,components and causes,we can fully understand farmland value,annual land rent,land expropriation,real estate tax,regulation of land market etc.These recongnition can help to make interrelated land policy.
In chapter3,the author reviews the literature and then expounds the characteristics of farmland value:farmland value should not be determined just by the output of agricultural production,it is also greatly influenced by industrialization,urbanization and speculation,ere.The value proportion from agricultural production decreases when the region develops rapidly and has a dense population.On the contrary,the proportion will increase in the region which is low density populated and agriculture is dominated.We also identify the factors associated with farmland value and analyze the methods of evaluating farmland value.
In chapter4,the farmland value is evaluated by Contingent Valuation Method(CVM) and an analysis about compensation level of land expropriation is made.Lacking of farmland market and price data,we intend to use method of CVM to quantify the real value of farmland.After questionnaire design and field survey,we collect many farmer' s response data which can be procesed so as to get a monetary quantity of farmland value. Compared with monetary compensation farmer got in fact,it is evident that land expropriation compensation policy deeply violates the farmers' benefits.
In chapter5,the issues about increment in land value and influencing factors were analyzed.With a retrospection of various viewpoints of increment in farmland value in urban boundary,we bring forward a three-layered analytical flame.It is unavoidable for land value increase in order to keep pace with economic development,technological advance and urban expansion speed.With an economic analysis,an assumption that land price will increase with population growth is brought forward.In order to validate this assumption,14 urban land price data are analyzed by using the method of panel data econometric analysis.
In chapter6,there is an empirical study of this dissertation.Through a field survey in four cities of Changjiang river delta,we collect the basic information about the practice of land expropriation compensation.In these regions,many innovations are carried out to upgarde the compensation standards with multiples compensation forms.
To some extents,these practices give respect to and realize the farmland value.It is beneficial to promote economic sustainable development and make sure farmers can lead a better-off life.
For other regions,how to use it for reference is a difficult task.But it is necessary to regard and realize the farmland value in future land expropriation compensation policy innovation.
In chapter7,on the basis of above mentioned conclusions and discussions,some suggestions about how to innovate nowadays land expropriation compensation policies are put forward.
土地征收制度的变革和政策的改革需要在一个土地经济学的框架之内进行深入分析。农地是有价值的,这个价值并不仅是农业产出价值。因为所有权不能交易的原因,长期以来我们人为压低了农地的真实价值。因为缺乏对农地所有权价值的正确认识和对农民权利的足够尊重,导致了现行征收补偿政策出现很多弊端,已经不能满足社会发展的需要。反之,如果我们能够对农地价值加以定量,那么就可以按照农地的这个价值对村集体和农民进行对等补偿。有了农地价值数量化的参考依据,我们还可以通过让失地农民参加社会保障、留地安置等形式使农地价值得以实现,让农地对于农民的效用和功能得以实现,让农民能够和市民一样分享社会发展的成果。这是建设和谐社会和建设社会主义新农村的迫切需要,也是实现保护公民财产权利的社会发展理念的需要。总之,认识、尊重和实现农地价值是土地征收补偿政策改革和制度变革的基本原则和指引方向。
本文在大量阅读国内外文献的前提下,主要运用现代地租理论和福利经济学的方法,采取规范分析和实证检验的路线,对农地价值的内涵、影响因素、评估、增值及分配、对农地产权主体的经济补偿进行了探讨,并对长三角经济发达地区的土地征收制度创新的经验进行了借鉴和分析。本文的主要研究内容如下。
第二章全面介绍现代地租理论并对农地价值进行重新认识。通过对学者们关于地租理论阐述的回顾,提出地租是一种剩余,是使用土地的经济报酬,是对生产要素支付报酬超过获得该要素的必须支付的最低报酬的部分,是一种生产者剩余,是产品价值扣除支付给其他生产要素成本后剩余的部分。基于现代西方地租理论的土地价值(价格)理论不仅适用于对城市土地价值的认识,而且适用于对农业土地价值的认识,具有内在统一性。运用这种土地价值理论可以对土地税收、土地征收、土地市场管理、土地批租、土地租赁、土地用途配置等政策的制定提供有力的指导。
第三章全面回顾国内外农地价值研究现状并提出农地价值评估的理论基础。在全面回顾国内外学者关于农地价值研究成果基础之上,提出农地价值的特点:农地价值不能完全由农业产出价值来定量,农地价值还受到诸如城市化、投机等多种因素的强烈影响。农业产出价值占农地总价值的比例越是在城市化程度高和经济发达、人口密集的地区越小,而在传统农业地区和城市密度较低的地区所占比例更大。另外,对影响农地价值的因素进行了分析。最后提出农地价值的评估方法。
第四章是运用意愿价格法评估农地价值,并对土地征收下土地产权主体的补偿水平加以分析。土地征收下的产权主体补偿应该以全部价值即农地真实价值为依据。在缺乏产权交易市场的约束下,试图借鉴福利经济学的条件估值方法,在选定调查区域、问卷设计之后,通过实证的手段获得大量调查数据,经过分析处理,得到农地价值的一个定量数额,并发现影响农地价值的主要因素。将这个农地价值的理论数据同实地调查得到的实际发生的征收补偿数额比对,发现现行的土地征收补偿政策严重侵害了农民的利益。
第五章是对城市边界区农地增值及其影响因素进行分析。在回顾了学者们关于城市边界区土地增值的观点之后,提出农地增值的三层次分析框架。农地增值是社会发展、技术进步和城市扩张中不可避免的趋势。通过经济学分析,提出人口增长等因素会导致地价持续增值,为验证这个理论,利用14个城市的地价面板数据进行了实证检验。
第六章是全文的一个实证分析,对农地价值实现形式和土地征收制度创新问题,运用长三角地区的实证调查进行分析。通过对长三角四个城市土地征收补偿及相关政策的实地调研,发现这些地区正在进行土地补偿制度的创新,这种创新的实质就是通过丰富的补偿形式提高实际补偿标准,一定程度上尊重和实现了农地价值,不仅促进了经济快速发展,而且让失地农民的基本生活水平得以保证甚至提高。对于其他地区来说,借鉴长三角的成功经验,逐步尊重和实现农地价值将是未来土地征收补偿政策改革的方向。
第七章是结论和讨论并提出本研究的政策含义。
Farmland protection and revenue distribution are important targets and tasks of land management policies.Under the rapid industrialization and urbanization,Farmland will be inevitably converted to construction land.According to present land policies,the government not only manipulates the land market and resource allocation,but also controls the price and compensation level of land expropriation.As a result,farmer's lands are taken at very low prices,their rights are infringed.Their basic standards of living are strongly influenced,level of welfareare dropped,and the majority of them live in a life without social security.A great deal of the farmland value is diverted from rural to urban areas,the local government gains a lot from the land lease and transfer.Through this transfer chain of revenue,land value is shifted from rural to urban areas which leads to rural poverty.
In order to innovate present land expropriation institution and policies,it is necessary to bring these issues into a frame of economics and analyze thoroughly.Farmland value does not just include the portion from agricultural outputs.Because of the ownership being prohibited to be open traded,its inherent value was devalued by the government for a long time.Being improperly cognized about the farmland value and without the enough regards of the farmer's rights,there are many maladies of land expropriation compensation policy which will no longer meet the needs of social development. Whereas,if it is possible to quantify the value of farmland,and then make criterion on the basis of this quantity to compensate the farmers whose land are taken.Meanwhile,the farmers should be included in the social security system by the government,other measures such as socalled "leaving the part of taken land for future development should be taken.With these kind of compesation pattern,the function and utility of land can be realized and the farmers can share the result of social development sustainably.For the whole society,It is not only necessary to build a harmonious social and a new rural community,but also need to practise the philosophy of protecting property right.In general, regarding and realizing the farmland value provide the basic principles and direction for innovating present land expropriation compensation institution and policy.
After a review of lots of literatures from overseas and home,the author makes use of the theory of modern western land rent and method of welfare economics to discuss the essence of farmland value,influencing factors,evaluation methods,increment in land value and distribution,how to compensate for the farmers whose land deprived etc.The author also introduces the land expropriation compensation practice and experiences from Changjiang delta.What this paper mainly discusses is as follows.
In chapter2,after a thoroughly introduction of modern western land rent theory and recognition about farmland value,we believe that land rent is a residual,which is an economic returns from land use.Land rent is the payment of the behavior of using land within a period of time,a portion of the total product value or the total returns that remains after payment is made for total factor costs or total costs,respectively.On the basis of further recongintion of the implication and essences,components and causes,we can fully understand farmland value,annual land rent,land expropriation,real estate tax,regulation of land market etc.These recongnition can help to make interrelated land policy.
In chapter3,the author reviews the literature and then expounds the characteristics of farmland value:farmland value should not be determined just by the output of agricultural production,it is also greatly influenced by industrialization,urbanization and speculation,ere.The value proportion from agricultural production decreases when the region develops rapidly and has a dense population.On the contrary,the proportion will increase in the region which is low density populated and agriculture is dominated.We also identify the factors associated with farmland value and analyze the methods of evaluating farmland value.
In chapter4,the farmland value is evaluated by Contingent Valuation Method(CVM) and an analysis about compensation level of land expropriation is made.Lacking of farmland market and price data,we intend to use method of CVM to quantify the real value of farmland.After questionnaire design and field survey,we collect many farmer' s response data which can be procesed so as to get a monetary quantity of farmland value. Compared with monetary compensation farmer got in fact,it is evident that land expropriation compensation policy deeply violates the farmers' benefits.
In chapter5,the issues about increment in land value and influencing factors were analyzed.With a retrospection of various viewpoints of increment in farmland value in urban boundary,we bring forward a three-layered analytical flame.It is unavoidable for land value increase in order to keep pace with economic development,technological advance and urban expansion speed.With an economic analysis,an assumption that land price will increase with population growth is brought forward.In order to validate this assumption,14 urban land price data are analyzed by using the method of panel data econometric analysis.
In chapter6,there is an empirical study of this dissertation.Through a field survey in four cities of Changjiang river delta,we collect the basic information about the practice of land expropriation compensation.In these regions,many innovations are carried out to upgarde the compensation standards with multiples compensation forms.
To some extents,these practices give respect to and realize the farmland value.It is beneficial to promote economic sustainable development and make sure farmers can lead a better-off life.
For other regions,how to use it for reference is a difficult task.But it is necessary to regard and realize the farmland value in future land expropriation compensation policy innovation.
In chapter7,on the basis of above mentioned conclusions and discussions,some suggestions about how to innovate nowadays land expropriation compensation policies are put forward.
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