Theory And Method Study On Price Appraisal Of Collective Construction Land Transfer

It has become an undisputable fact that the collective construction land transfer under the resultant force including the external force of urbanization and internal force of protectting peasants'rights and interests and government guiding force. In order to better protect farmers' vital interests, improve the use efficiency of collective construction land, and establish a perfect uniform market about urban and rural construction land, objectively and reasonably estimating the value of collective construction land is becoming a hot issue that the chinese government concernes and scholars research.At present, our country has had relatively mature theories and methods about state-owned construction land price appraisal, and formed urban land price system centering on standard land price and marked land price. While due to the corresponding technical regulations about collective construction land price appraisal have not been worked out, so it has more strong theoretical and practical significance to study the price issue of collective construction land under the background of collective construction land transfer.Theoretical analysis and empirical analysis, quantitative analysis and qualitative analysis, and multidisciplinary comprehensive analysis are adopted in this thesis. Based on the analysis of reason for collective construction land price distortion, starting from the essence of value and inherent feature of land, according to labor value theory of Marx, value theory of microeconomics, value theory of property rights economics and resources and environment economics value, the author constructs a land price mechanism and a model of collective construction land transfer value, from which the scarcity of resources, supply and demand in market and damage cost of environment can be learned, establishes a land price system of collective construction land connecting with that of urban land, and reveals the real value of collective construction land.Taking Jilin province for an example, this thesis researches the price of collective construction land transfer, which aims to complete the price system, appraisal theory and method of collective construction land, provide some reference for government's decision-making and solving practical land price problems, also provide necessary theoretical and technical support for improving the appraisal regulations of collective construction land, and further accelerate collective construction land transfer reasonably, orderly and effectively.The content is as follows:At the beginning, the author gives an introduction of the research background, purpose and significance, reviews the research status quo at home and abroad, points out the existing limitations and some content for further study which lay a foundation for following research, defines some related concepts and the research object, and summarizes the research ideas, methods and content.Part two summarizes systematically the landtax theory (the one of classical economics, Max, and new classical economics are included), location theory ( including agricultural location theory, industrial location theory, the central place theory) and sustainable development theory, analyzes the guidance roles they play respectively to collective construction land price appraisal, so as to lay a theorectical foundation for the following research.In the third part, the author establishes an theoretical analysis framework about collective construction land transfer price distortion. After analyzing the present situation and problems of collective construction land transfer, mainly beginning with the mechanism of collective construction land transfer, the author discusses the reason why collective construction land transfer price is distorted. Believing that the lack of collective construction land appraisal regulation is its surface reason, and the deep reason is both government and market are all malfunctioned, while the fuzzy understanding to collective construction land value is its root cause.In the fourth part, beginning with the essence of value and inherent feature of land, based on labor value theory of Marx, value theory of microeconomics, value theory of property rights economics and resources and environment economics value, the author constructs a multi-dimensional"complete land value", on this basis, he analyzes the structure system of different types of collective construction land value.In the fifth part, the three appraisal methods about economic value of land (that is, market comparison method, income reduction method and cost approximation method ) are summarized, some announcements appraising collective construction land transfer are analyzed. After the land appraisal methods of the ecological value are summed up, combining the concept of value, the author appraises the ecological price of land by using the method of condition value.In the sixth part, taking Jilin province as a case study, the author analyzes the current situation and problems of collective construction land transfer by means of questionnaire method, and the driving forces of collective construction land transfer with grey correlation analysis method, and then, appraises the value of collective construction land transferred from unused land with the model of collective construction land transfer value.In the seventh part, the author puts forward some operation countermeasures about collective construction land transfer based on properity, market and price.The last part is conclusions and suggestions. The full text is summarized, and problems existing in paper and future research directon are pointed out.