Land Value Realization Under Expropriation: Farmland Value And Compensation For Property Right Owners

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.