Study On The Theories And Methods Of Agricultural Land Price Evaluation

Agricultural land has economic, social and ecological functions as an important land use type; agricultural land is also an important land asset with economic, social, and ecological value. Under the background of rapid urbanization and new rural construction, the phenomenons of Land circulation, acquisition, and conversion have become increasingly common. In order to protect the vital interests of farmers better, establish a sound agricultural land market and improve the agricultural land's utility efficiency, rational price system and evaluation methodology system of the agricultural land must be established.Based on the analysis and summarization of domestic and foreign agricultural land prices, this paper use several methods such as the combinations of theoretic analysis and empirical analysis, quantitative analysis and qualitative analysis, and multidisciplinary research to make an overall analysis of the property and ownership of the agricultural land as well as its impact factors on the agricultural land price, build the theory system of agricultural land price evaluation, conclude the methods and processes for evaluation of the agricultural land's various prices, analyze the economic, social, and ecological values as well as its price structure deeply, propose the price system of agricultural land's transfer price, conversion price, acquisition price as well as acquisition transfer price, and take Jiyuan City as an example for empirical study based on the agricultural land evaluation information system. This paper includes the following sections:The first part is an introduction which mainly analysis the background, purpose and significance of the agricultural land price evaluation, and make an detailed analysis and explanation of the study progress and existing problems.The second part is an analysis on the ownership and property of the agricultural land. Agricultural land has economic attributes, social attributes and ecological attributes. Different attributes determine the different price composition of the agricultural land; Ownership of the agricultural land includes collective land ownership, collective land management rights transfer, state-owned land use rights and "4 moorland" property. Different property rights of the agricultural land have different ownership prices.In the third part, value composition, price formation, price system and its influencing factors are analyzed. The value of the agricultural land include economic value, social value and ecological value, while the agricultural land price includes economic price, social price and ecological price; Correspondingly, the price system of the agricultural land includes transfer price, conversion price, acquisition price and acquisition transfer price; the factors affecting the price of the agricultural land include economic factors, social factors and ecological factors. Different factors have different effects on the agricultural land prices. The fourth part focuses on the theoretical basis of the agricultural land prices, and also analyzes the effects of various theories on agricultural land price evaluation. The theoretical basis of agricultural land price evaluation mainly include agricultural land utility theory (including land rent theory, location theory and land fertility theory), agricultural land cost theory, agricultural land supply and demand theory. These theories provide theoretical basis for construction of agricultural land price evaluation and establishment of agricultural land evaluation model.In the fifth part, the evaluation methods for all kinds of agricultural lands are raised based on the summarization of the land price evaluation methods at home and abroad as well as combination of the attributes of agriculture land. Meanwhile, the design and implementation of the agricultural land evaluation information system are also discussed in accordance with the needs of agricultural land price evaluation. The economic price of the agricultural land is mainly determined by the quality value of the agricultural land. The main evaluation methods include income approach, market comparison approach, cost approach, residual method, earnings multiple methods and so on.The social price of the agricultural land is decided by its social value which refers to provide living protection, social welfare for farmers and provide food security for society. The social price of the agricultural land is composed by social security price and social stability price, and is assessed by the means of matured endowment, land reclamation costs and so on; the ecological price of agricultural land is determined by the ecological value of agricultural land which refers to the ecological values of the clean air, reducing pollution, soil and water conservation, maintenance of the species diversity and so on. It is primarily evaluated through contingent valuation method, expenditure restoration and protection method, capitalization of earnings, shadow project and so on. Agricultural land price can't be evaluated without the support of GIS technology; this paper discussed specifically the overall design, database design and detailed design of Agricultural Land Evaluation Information System as well as the implementation of its main features. MapGIS is used as a basic platform to achieve secondary development based on the class libraries.In the sixth part, Jiyuan City of Henan Province is taken as an example to evaluate different prices of different types of agricultural lands with the method which is designed in this paper based on Agricultural Land Evaluation Information System as well as to explain the application of the evaluation results. The study results show that the price of the garden plot is the highest in all levels of economical prices, followed by farmland price, and the woodland's price is the lowest. The lower the level for the same land type, the lower the price; about all levels of social prices, the price of cultivated land is highest, followed by garden plot and then woodland; about all level of ecological prices, woodland price is highest, followed by garden plot and then cultivated land; refering to the composite price of all types of lands, the cultivated land's price is the highest, followed by garden plot and then woodland. Such variation laws are applicable for the actual line of Jiyuan City. The seventh part is for the conclusion and recommendations which includes a summary of the text, the defects of this paper and the future research directions.