Study On Urban Building Land Potential In Land Market In China

With the development of industrialization and urbanization, the urban building land use, which supports non-agricultural industry activity, keeps a trend of rapid increase in recent years. Meanwhile, some consequent problems due to urban building land expansion become more seriously, such as food security, environment protection and lost-land farmers. Demand of potential exploitation and intensive use of urban building land seems quite urgently. Further more, it is actively responded and deployed by policy makers, the new-round land use planning points clearly the requirement of exploiting urban building land potential. Therefore, it is urgently needed to launch a systematic research on urban building land potential so as to enhance land intensive use and realize the transition from outside expansion to inner potential exploitation.As a matter of fact, resource allocation is the essential problem of both extensive land use and intensive land use, so that the operation system and resource allocation of land market can be regarded as the starting point for potential research. According to relevant theory of urban economics, this paper, based on the analysis of mechanism of general urban building land market, definite of urban building land potential and analyzes the formation mechanism of land price as well as its allocation on urban building land scale and density under special market structure in China. Then it specifies the formation mechanism and quantitative measurement methods of urban building land potential, in order to offer a reference for urban building land exploitation in the general land use planning.Firstly, this paper reveals basic theory research of economics of urban building land, presents the process and current advance of urban building land potential research based on literature review. It suggests that the shortcoming of the research of urban building land potential lies in theories, and clarifies the purpose of which research should achieve. Otherwise, the practical experience of urban building land development in developed countries and areas are introduced, which are compared with China. So, mechanism of urban building land market is thought to be the starting point of the research of urban building land potential.Secondly, allocation of land resources of general urban building land market is analyzed. By the hypothesis of polycentric cities, this paper separately analyzes the connotation of land rent and land price in urban economics static model and urban economics dynamic model and the change of urban land scale and density that become the standard of urban building land potential. In urban economics dynamic model, the rent of urban boundary is composed of agricultural land rent and the rent in capital of urban building land development from farmland. Due to urban building land redevelopment, urban building land density curve in dynamic model is more complex than that in static model. At the same time, this paper analyzes the specialty of the property base of urban building land market and clarities three transaction participants, the core participator of which is local government. It also classifies urban building land market to three levels, analyzes the market degree of many transaction methods, and defines urban building land market structure in China duality structure. So there are possibly a lot of difference about the allocation of land resources between urban building land market structure in China and the general urban building land market, which become the background of urban building land potential in China. So this paper defines urban building land potential based on the scale and density standard of urban building land market in condition of complete competition, and classifies it to urban building land scale potential and urban building land density potential.According to the analysis above, this paper analyzes the formation mechanism and quantitative measurement methods of urban building land scale potential. At first, it modifies decision model of urban boundary based on rent to land price, namely urban boundary is decided by the point of intersection of urban land price curve and farmland use-right transfer cost line. Secondly, it choice the requisition market and second-level and third-level urban building land market whose price decides the urban boundary. It is thought that the transaction price of the requisition market is much lower than reasonable price, and in second-level and third-level market, transaction price is higher for the effect of transmit. So the actual urban boundary will exceed the reasonable level, which overexpansion land belong to urban building land scale expansion. Next, it looks back the changes of urban building land scale in China in late years, validates the conclusions above. According to the analysis of potential formation mechanism, it uses Cobb-Douglas production function as the ration evaluation method of urban building land scale potential based on adding the variable of land market price inosculation degree to GDP, capital assets investment stock, and expansion area of urban building land.Then, this paper also analyzes the formation mechanism and quantitative measurement methods of urban building land density potential. It choice the initial market and land Purchase in urban building land market whose price decides the urban land density. It is thought that the transaction price of land Purchase in urban building land market is much lower than reasonable price, and the price of industry land in initial market is lower while residential land and commence land are higher as they contain monopoly profit. Accounting to their price curve, it concludes that the development density of industry land will low and the density of land for residential and commence will on the high side, and for the lower compulsory purchase market price and higher initial market price, the redevelopment scale of urban building land and the density potential of urban building land will both exceed their reasonable values. Next, it looks back the changes of urban building land density in China in late years, validates the conclusions above, and puts forward determinant method of urban building land density potential evaluation to microcosmic parcel by cost-benefit method.After theoretic analyzing, this paper takes Nantong city of Jiangsu province as a case study, analyzes the transaction of land market and evaluates its urban building land scale potential. Furthermore, it takes Kunshan city of Jiangsu province as a case study, evaluates the density of land for industry and enterprise by large sample investigating.According to theoretical analysis and case study, conclusions come out as follows: firstly, the specificity of land property right system results in distinct duality structure in urban building land market in our country; Secondly, the direct participation of local government and its profit pursuit is the origin of price distortion in urban building land market, which leads to the specificity in allocation of urban building land in our country; Thirdly, due to the overexpansion of urban building land expansion, there is much scale potential presently. Finally, much of the density potential of present urban building land is false essentially. Based on the above conclusions, some policies and suggestions have been put forward as follows: firstly, through reform of property right, the market degree of urban building land can be dramatically increased by enforcing the status of collective land ownership and protecting urban building land use right; Then, the local government behavior should be normalized if the reform of property right can not be accomplished in a short period, some measures can be adopted : limiting the enforcement of land requisition right, taking back land use right, raising standard of compensation, controlling scope of allocated land use and implementing selling methods of bidding,auction and shingle about industry land; Eventually, restrained means enforced by central government to local government must be innovative, for example, some economic means can be used to improve the supervision effect to local government such as: the evaluation of green GDP, reform of financial and tax system as well as system of land transferring fee etc.