| Reasonable pricing is the basis of the voluntary and orderly transfer of rural land contractual management right,which can protect the economic interests of both sides of land transfer.The main purpose of studying land transfer pricing is to solve the problem that how to determine the transfer price and how the government intervenes the pricing.Since the third plenary session of the 17th central committee of the Communist Party of China in 2008,the transfer of rural land contractual management right develops rapidly throughout the country.By 2017,the Communist Party of China reported that the land contract was stable and permanent,and that the second round of land contracts would be extended for another 30 years.This makes peasant household contracted land ownership more clearly,so land circulation will become an inevitable trend of agricultural development.It also makes the expectations of peasants clearer,so that reasonable circulation pricing is crucial.However,China's rural land assets have long been excluded from the resource market pricing system,which results that how to determine the transfer price and how the government interferes with the transfer pricing have not been paid enough attention to.It leads to the fact that land transfer price is generally blind and arbitrary.In the major grain producing areas represented by Heilongjiang Province,there has been the coexistence of land decentralized transfer and land large-scale transfer.The differences between the two forms of transfer are reflected in the aspects of transaction methods,participants,etc.,which need the different methods of guiding pricing and the government's intervention in different forms of pricing.However,the management of rural land transfer pricing is obviously lagging behind the real development,which hinders the orderly transfer of rural land.Therefore,land transfer pricing is a problem that needs to be solved in order to establish and improve the rural land circulation market.Now existing researches have focused on the existence of land decentralized transfer and land large-scale transfer in rural land market,and mainly analyzed differences in the effects of these two forms on rural household income,as well as agricultural production efficiency,etc.However,there are few studies to analyze pricing characteristics of these two forms of transfer,which leads to the result that most studies just use the present value method to estimate land price and equal land circulation to land decentralized transfer in the land transfer pricing problem,not making appropriate methods and propose different forms of government intervention according to the characteristics of different pricing mechanism of land decentralized transfer and land large-scale transfer.Based on the existing research,this dissertation takes Heilongjiang Province as an example and use data from the fixed observation spots at rural areas in Heilongjiang Province,the statistical yearbook data of Heilongjiang Province,and the field survey data of surrounding villages and towns in Harbin as well as Keshan County in Heilongjiang Province to understand transfer characteristics of rural land transfer in Heilongjiang Province.This dissertation analyzes influencing factors and pricing mechanism of the land decentralized transfer price and puts forward a pricing method based on the double auction theory model,which makes up for the shortcomings of previous land decentralized circulation pricing methods that failed to consider market supply and demand conditions.This study explores the evolution logic and social problems of rural land large-scale transfer and put forwards an interval pricing method based on the analysis of land large-scale transfer pricing principles,which makes up for the failure to consider the distribution of land value-added income after the land scale transfer.It also provides a basis for the pricing of rural land scale transfer.As the co-existence of rural land decentralized transfer and rural land large-scale transfer,and both of the two forms of circulation have their own characteristics,a differential pricing strategy of rural land transfer in Heilongjiang Province is proposed.This differential pricing strategy refers to the government's guidance on land decentralized transfer and government-led land large-scale transfer,which mainly includes five aspects:pricing target,pricing principle,pricing entity,pricing basis and pricing method.The results indicated that:(1)The circulation area of rural land contractual management right of Heilongjiang Province is in the forefront of China,and the growth rate of the circulation area exceeds the national average,the government plays an important role in the land circulation as well.Subcontracting is the main form of circulation in Heilongjiang Province.In 2015,the area of subcontracted land in Heilongjiang Province accounted for 74.46%of the total area of land transfer.Both the number of farmers who subcontracted land and the area of subcontracted land have showed a growing trend.Land transfer has reduced the degree of fragmentation of cultivated land in Heilongjiang province.The price of rural land circulation in Heilongjiang is low but rising year by year,the dispersion degree of circulation price has declined,and the circulation price has obvious regional characteristics.At the same time,land large-scale transfer coexists with land decentralized transfer in Heilongjiang Province.There are significant differences between these two forms of transfer in circulation area,mechanism of occurrence,management of cultivated land,duration of circulation and transfer price.(2)Taking farmers who transferred to cultivated land of rural fixed observation spots in Heilongjiang Province as samples,the influencing factors of the land decentralized price are analyzed.In the single factor analysis,farmland productive capacity has a significant positive impact on land transfer price,which is the most important factor affecting cultivated land transfer price.Factors such as net income from cultivated land,per capita GDP at county level,traffic accessibility and so on also have a significant positive impact on land transfer price.However,the single area of cultivated land and the proportion of agricultural income to total household income have a significant negative impact on land transfer price.In the multifactor analysis,farmland productive capacity,traffic accessibility and the proportion of agricultural income to total household income have a significant positive impact on land transfer price.Per capita GDP at county level and the distance from city center have a significant negative impact on land transfer price.Comparing the impact of various factors on transfer price in the developed region and the less-developed region,it is found that traffic accessibility and the distance from city center have the same effect on transfer price in developed region as the total sample.The influence of these factors on transfer price in less-developed region is on the contrary to the total sample.The land transfer pricing in the developed region is more in line with the laws of higher quality and higher prices as well as land rent and price theory.(3)When setting the price of land decentralized transfer,the net income from operating cultivated land is the decisive factor.It is also necessary to consider the social security value of cultivated land and the opportunity cost of farming when pricing.These two coefficients above are equal and opposite in the pricing formula.The social security value of cultivated land directly affects the transfer price,while the opportunity cost of agriculture affects the price negatively,but the effect of the two on the transfer price is significantly less than that of net income from operating cultivated land.At the same time,the level of regional economic development cannot be ignored in the decentralized transfer pricing.(4)In order to realize the appropriate land scale of operation,it's necessary for the government to intervene in rural land transformation and it may be intervened through government guidance and government guidance.By changing the land transfer price,reducing transaction costs,increasing the income of migrant workers,and increasing incentives and penalties,it is possible to realize the change of government intervention from the administrative promotion flow to the government management circulation.Although the large-scale circulation of land can promote rural economic development,it will also lead to conflicts in rural social strata.After the large-scale land circulation,the deviation of land ownership,the emergence of land value added income and the absence of land income distribution rules aggravate the contradictions among all classes in rural society.Therefore,it is necessary to strengthen the management of large-scale land transfer in rural areas by clarifying the boundaries of government functions,clearing channels for farmers to safeguard their rights,and clarifying the distribution rules of large-scale land transfer.(5)The large-scale transfer of land has weakened the influence of farmer household heterogeneity on the turnover price.Therefore,it is necessary for the government or the third-party organization entrusted by the government to set the pricing for land circulation.According to the needs of both parties involved in the transfer of rural land contractual management rights,the calculation of the scale of circulation of one-year land contractual management rights in Keshan County ranges from 4580 yuan/hm2 to 9155 yuan/hm2.Introducing the Hurwicz criterion in the price range,the calculated price of the large-scale land circulation in Keshan County is about 6860 yuan/hm2,which is slightly higher than the actual land circulation transaction price of 6,000 yuan/hm2 in Keshan County.This is due to the practice only by farmers family-owned economic output for the price of the accounting standards,and this dissertation will scale operation of value-added income allocation for farmers to turn out better reflect countries to broaden channels of farmers' land property income policy intentions.(6)The transfer of rural land contractual management right in rural areas in China started later but developed rapidly,resulting in a weak foundation for the circulation market.Combined with the scarcity of cultivated land resources,the consideration of the food industry and market failure,government intervention is necessary to the contracted management of rural land transfer pricing,the government play a guiding role in land scattered transfer pricing,and it also plays a leading role in land-scale circulation pricing.This dissertation proposes a differential pricing strategy for the transfer of rural land contractual management rights in Heilongjiang Province,which can reflect the land decentralized circulation pricing and land large-scale circulation pricing.This strategy aims at ensuring the orderly circulation of rural land contractual management rights,safeguarding food security,and promoting rural economic development.It adheres to the principles of limited government power,dynamic price adjustments,fair and open transactions,grading of cultivated land,and scientific and rational methods.According to the difference between land decentralized transfer and land large-scale transfer,the concrete implementation methods are designed from three aspects:pricing basis,pricing subject and pricing method.In order to optimize the land transfer policy environment and improve the rural land market service system,we propose complementary measures to improve the pricing mechanism for rural land contractual management right transfer pricing in Heilongjiang Province. |
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