Research On Cultivation And Operating Mechanism Of The Land Market For Unified Urban And Rural Construction

In 2008,Decision of the Central Committee of the Communist Party of China on Several Big Issues on Promoting the Reform and Development of Rural Areas on the third plenary session of the 17 th central committee of CPC first proposed “to gradually establish the land market for unified urban and rural construction”.In 2013,Decision of the CCCPC on Some Major Issues Concerning Comprehensively Deepening the Reform on the third plenary session of the 18 th central committee of CPC further specified that,“the land market for unified urban and rural construction should be established.Under the precondition of complying with the planning and purpose control,rural collective operational construction land is allowed to be transferred and leased as well as to participate in profit distribution.The construction land will enter the market equally with the state-owned land and enjoy the same right and price.” It thus can be seen that,although the land system for urban and rural construction has “duality”,the development trend of urban and rural integration and the policy orientation of equal exchange of urban and rural elements make the cultivation of the land market for unified urban and rural construction extremely urgent.Based on the above realistic background,deep thought and profound analysis of cultivation of the land market for unified urban and rural construction are carried out in this paper.Focusing on three scientific problems “how to establish the equal exchange channel for urban and rural elements?”“How to overcome the obstacles and realize the unification of the transaction,transfer and disposal of urban and rural property market?” and “how to promote allocation efficiency of urban and rural elements?” this paper demonstrates and studies the cultivation and operation of the land market for unified urban and rural construction.The cultivation,construction and promotion of the land market for unified urban and rural construction have important practical significance for enriching property right theory and innovating equal transaction form of urban and rural elements.In view of this,the concepts about the land market for urban construction,the land market for rural construction and the land market for unified urban and rural construction are defined in this paper,on the basis of property right theory,land rent theory,land supply and demand as well as urban and rural integration.Meanwhile,this paper deeply analyzes the components of the land market for unified urban and rural construction,and expects the composition of operating mechanism of unified urban and rural market.Finally,theoretical analysis framework for the cultivation of the land market for unified urban and rural construction is established.In the process of empirical analysis,systemic analysis method,case analysis method,logistic model,game analysis,analytic hierarchy process and fuzzy comprehensive evaluation method etc.are applied comprehensively to investigate the actual condition of the land market for unified urban and rural construction,analyze and summarize local advanced methods of the land market for unified urban and rural construction such as Guangdong Nanhai Mode and Chongqing indicator trading.Besides,these advanced methods form the experience for reference.On this basis,this paper reveals the main obstacles in the cultivation of the land market for unified urban and rural construction,and puts forward the thought on the cultivation of the land market for unified urban and rural construction and the operating mechanism.Based on these,research conclusions are obtained,and relevant policy suggestions are proposed.The conclusions and possible innovations of this paper are as follows:I.Main research conclusions(i)Unified urban and rural construction land market is an important way to achieve equal exchange of urban and rural factors.The logical starting point of unified urban and rural construction land market is the introduction of market mechanism,taking into account the efficiency and fairness,taking urban and rural construction land "same price and same rights with the same land" as the principle,to establish unified urban and rural construction land market concept and policy orientation with means of narrow land acquisition,and rural collective construction land as the purpose.Build unified urban and rural construction land market operation model that takes "local circulation and remote transfer parallel" within the region and taking "off-site transfer" model for inter-regions;strengthen the main trade training system,to improve the trading capacity and market position of rural collective economic organizations and collective members;clearly define the transaction object and return the rights to gradually realize the “trade with the same rights” between rural collective construction land and urban collective construction land.Establish tangible and intangible market trading platform,to create a market environment with a fair investment in urban and rural construction rights.(ii)The cultivation of the land market for unified urban and rural construction is full of obstacles and complex.The study shows that the asymmetry of the property right system of urban and rural construction land is the root of cultivating the land market for unified urban and rural construction.Different from previous studies,based on the existing framework,urban and rural construction land market barriers are also reflected in the main constraints and market constraints.The details are as follows: 1.There are inconsistencies in the interests of the main body.2.The market acceptance and willingness of rural construction land market subject are lower.3.Market price formation mechanism and income distribution mechanism is not unified.4.To avoid market risk is difficult.(iii)It is an important guarantee to maintain the rights and interests of multi-dimensional subject of the unified urban and rural construction land market.Through the game analysis of the main behavior of the rural collective construction land,it is found that the rural collective economic organizations are in a weak position in the distribution of income under the land acquisition mode,and they pay more attention to the economic income distribution with the enterprises involved in invisible transactions.Which is unreasonable distribution of income lies in the allocation of part of the differential rent I,the local government occupies all the differential rent II,while access to most of the differential rent I,rural collective economic organizations and land companies only get a small amount of differential rent I The The landlord rent is closely related to the natural or planned geographical location.The rural collective economic organization,as the owner of the collective construction land,has the right to enjoy all the partial rents generated by the natural conditions,and the differential rent for the geographical differences Part I can be allocated in the order of "land use enterprises" <collective government organizations <local governments',with specific allocations being determined by policy.(iv)The risk assessment and prevention of unified urban and rural construction land market is an important part of the cultivation of unified urban and rural construction land market.Based on the analytic hierarchy process(AHP),the risk of urban and rural unified construction land market is identified.The result shows that the risk of damage to farmers' rights and interests has reached 36.56%.It can be seen that the protection of farmers' rights and interests is an urgent problem in the process of urban and rural unified construction land cultivation.From the index level,the local government debt crisis increased risk,the risk of income distribution is not fair risk,farmland and homestead loss of security function risk,farmland protection system is not perfect risk and land management out of control risk five indicators in unified urban and rural areas construction land market operation of the risk assessment index system in the larger weight.Based on the fuzzy comprehensive evaluation method,the risk assessment probability is estimated to be 70.99,69.10,79.17,and the comprehensive evaluation scores of farmers' rights and interests are damaged,endanger the national food security,threaten social stability,threaten government land management ability and reduce government management efficiency.60 and 65.90,the overall risk probability of comprehensive evaluation score of 68.54,therefore,to build risk early warning,risk control and risk management multiple mechanisms to protect the urban and rural construction land market effective operation.(v)Unified urban and rural construction land market cultivation and operation needs effective coordination of multiple mechanisms.Unified urban and rural construction land market in the main content,including urban and rural construction land supply and demand,property transaction price,market income distribution.Therefore,it is particularly important to improve the operation mechanism of urban and rural unified construction land market and make it synergistic.First,the establishment of urban and rural construction land market supply and demand adjustment mechanism,including the establishment of effective supply mechanism,effective demand mechanism and the realization of supply and demand balance mechanism.Second,the establishment of urban and rural construction land market price formation mechanism,fully learn from the theory of land rent,adhere to the market price orientation,"with the land,with the right,with the price" for the fundamental principles of price control,to build a government-controlled nature of the land The agreement to sell the price formation mechanism and the competitive land "bidding and auction" to sell the price formation mechanism.Thirdly,the establishment of income distribution mechanism,based on the local government,land use enterprises and rural collective economic organizations in the invisible transactions,open transactions under the tripartite game analysis,the primary consideration of rural collective construction land property rights,based on their property relations and land investment relations Rational distribution,and the establishment of local government and the central government,local governments and rural collective economic organizations,rural collective economic organizations and collective members of the fair and equitable distribution of income mechanism,with reference to the value-added income distribution of urban construction land.II.Possible innovation(i)Try to put forward the way to promote the urban and rural construction land market from the market point of view.The existing urban and rural construction land market research can not break the constraints of urban and rural dual rights system,but do the independent research for the urban construction land market and rural construction land circulation market to the administrative regulation of the dominant model led to urban and rural elements can not be equal exchange,rural collective assets are in idle state for a long time.In view of this,the paper attempts to study the cultivation and operation mechanism of urban and rural construction land market from the perspective of the market,and highlights the leading and supporting role of market mechanism in the unified land market construction,and designs the " Parallel " mode and inter-regional " off-site transfer " mode as the content of the urban and rural unified construction land market operation of a new model,which as a unified urban and rural construction land market cultivation of exogenous power.(ii)Try to put forward the distribution system of value-added income of unified urban and rural construction land taking into account the interests of the main body.There is a lack of uniform standard for the distribution of value-added income in urban and rural construction land,and the regional distribution standard is quite different.It mainly shows the two problems of unfair distribution of income and the absence of peasants.The imbalance of interests hinders the effective operation of urban and rural unified land use.On the basis of the actual investigation,the paper establishes the income distribution mechanism between the local government and the central government,the local government and the collective economic organization,the collective economic organization and the farmers,and tries to build the urban and rural areas based on the actual investigation.Unified construction land market value-added income distribution mechanism to achieve rural collective construction land and urban construction land in the same market,"the same price" to ensure that the transfer of the main land value-added benefits.(iii)Try to quantify the risk of unified urban and rural construction land market operation and try to build a risk prevention mechanism.The lack of risk prevention mechanism will lead to the contradiction between supply and demand,the fluctuation of market price and the confusion of value-added income distribution,etc.,which leads to the emergence of market risk and the emergence of risk prevention mechanism.A series of concurrent problems.Based on the importance of risk measurement,the paper uses the analytic hierarchy process(AHP)and the fuzzy comprehensive evaluation method to evaluate and estimate the risk of urban and rural construction land market at the index level and the overall level.And then constructs the risk prevention mechanism of urban and rural unified construction land with endogenous restriction.