Research On The Benchmark Land Price Of Rural Collective Construction Land

The benchmark land price evaluation of rural collective construction land is an important link to promote the standardized and orderly circulation of collective construction land.However,at present,the academic research on the benchmark land price of collective construction land is still in the preliminary exploration stage.This leads to the lack of collective construction land standard land price evaluation system and the contradiction between the development of collective construction land circulation market growing,based on the realistic background,the main purpose of this study was to explore the related theory of collective construction land benchmark land price,the price formation mechanism and influencing factors,and build scientific and reasonable mechanism of collective construction land standard land price evaluation.Then we can reverse the weak situation of the basic land price evaluation of collective construction land in the whole land price evaluation system and provide price reference for the standard circulation of collective construction land.In order to achieve the above research objectives,the following four research methods are used comprehensively.First,the literature measurement method,relying on the Citespace software to draw the scientific knowledge map,shows the research focus,research trend and theoretical basis of the collective construction land circulation problem.Secondly,the expert interview method selects the indicators of the benchmark land price of collective construction land and builds the corresponding indicator system through interviews with several experts.Thirdly,the analytic hierarchy process(AHP)is used to calculate the weight values of different influencing factors and rank them according to the weight values.Fourth,the field survey method,through which the first-hand real information is obtained,provides sufficient data support for the development of this study.This study takes marxist economic theory as the most important basic theory for the study of the benchmark land price of rural collective construction land.Sticking to the basic standpoint of Marx's labor theory of value,absorbing the reasonable part of western economics utility value theory,and selecting Marx's theory of land rent and land price,property right theory and location theory to form the theoretical basis of collective construction land benchmark land price.At the same time,it is necessary to grasp the favorable external environment brought by the rural revitalization strategy for the study of the benchmark land price of collective construction land,and explore the reform of the"three-right separation" of the entering and transferring of collective operational construction land and the homestead to provide a good practical basis for promoting the study of the benchmark land price of collective construction land.The following conclusions are drawn from the study:First,the price of collective construction land is subject to price distortion.The reasons for this price distortion mainly include the inequality of rights caused by land dual structure,the coexistence of the failure of government intervention and the failure of market regulation,and the lack of the benchmark land price evaluation mechanism for collective construction land.A scientific and reasonable collective construction land price mechanism should be established on the basis of respecting the basic characteristics of dual scarcity,tradability and subdivision of property rights,and adhering to the market-oriented and government-controlled price mechanism.Secondly,the index system of factors influencing the base land price of collective construction land is constructed and the weight is calculated.The analytic hierarchy process(ahp)was used to divide the benchmark land price of collective construction land into macro factors,medium factors(regional factors)and micro factors.According to the weight calculation,the medium factor has the most significant influence(0.594),followed by the micro factor(0.249),and finally the macro factor(0.157).Among the secondary indicators,the location prosperity has the most significant impact on the benchmark land price of collective construction land(0.228),the second most significant impact of land control status(0.144),and the third most significant impact of traffic convenience(0.136).Thirdly,the index system of influencing factors is selected and constructed according to different characteristics.As the overall technical requirements of grading,"grade before grade,and grade after grade" shall be defined separately.A total of 21 influencing factors are selected from 6 aspects,including location factor,agglomeration factor,infrastructure,regional comprehensive service capacity,and regional land supply and demand status,in the construction of collective construction land grading index system.Weighted summation method is adopted to calculate the unit comprehensive score and determine the land type.Location to prosperous degree,the degree of the traffic is convenient,economic and population development degree,the degree of infrastructure,industrial concentration degree and the environmental protection level 10 6 factors impact factors as the influence factors of collective construction land grading,and builds the corresponding index system,the dot and planar factors take different way of calculation,and form the final grading results.Fourth,determine the evaluation ideas,principles,methods and scope of the base land price of collective construction land.The evaluation of the benchmark land price of collective construction land should follow the basic idea of "referring to the relevant evaluation technical specifications,referring to the mature experience of the transfer pilot project,and establishing the evaluation procedures of the benchmark land price",and follow the legal principle,the principle of the same rights and the same price for the same land,the pure land price evaluation and other seven basic principles.Considering the objective reality of unsound development of collective construction land market,the cost approximation method is selected as the basic method to evaluate the benchmark land price of collective construction land,and different assessment scopes and pricing units are defined according to the distribution characteristics of collective construction land,and it is connected with the benchmark land price of other types of land.Fifth,case analysis results and validation.Evaluation results of collective construction land grade and benchmark land price in tongren city,guizhou province:within the territory of tongren city,10 county-level administrative regions are divided into three grades,the 171 towns(including offices)under their jurisdiction are divided into four levels according to the land use and comprehensive evaluation,and the result of grading is drawn into GIS graphics and displayed intuitively.Taking January 1,2018 as the evaluation date of the benchmark land price of the collective construction land in tongren city,the cost approximation method is adopted to calculate the land acquisition fee,land development fee,farmland occupation tax,social security fund and other 8 costs,and the benchmark land price of the collective construction land of the same type and level is determined according to the calculation results.The calculation result is that the benchmark land price range of the collective construction land(commercial service land)in tongren is from 256 yuan/m2 to 381 yuan/m2.The standard land price of residential land ranges from 226 yuan/m2 to 340 yuan/m2.The benchmark land price for industrial land ranges from 182 yuan per square meter to 280 yuan per square meter.Through the comparative analysis of the current circulation price of collective construction land in tongren city and the connection analysis of the benchmark land price of other types of land,it is found that the evaluation results are in a relatively reasonable price range and have strong validity and credibility.Policy suggestion:the country must base on the objective reality of countryside when promoting the reform of collective construction;We should make good use of the policy dividend of the rural revitalization strategy and deepen the reform of rural land system.Breaking down the barrier of dual structure of urban and rural land and establishing a unified market of urban and rural construction land;National level as soon as possible set the collective construction land price assessment procedures and technical norms.