| Land is the most basic factor of production.Under the current legal system in China,the acquisition of agricultural land is one of the main legal ways to expand the land area for urban construction.Since the beginning of the 21 st century,the economy and society of China have been developed rapidly and a large amount of agricultural land is converted to construction land for the development and utilization for urbanization and industrialization in China.At the same time,the reformation of the paid land use system was further advanced to accelerate the transformation of land from being a natural resource to being assets and capital.The huge land incremental value from the acquisition of agricultural land provided a strong financial support for economic construction.With the high inflation of house prices and land prices in recent years,there has been a large gap among the relevant stakeholders due to the uneven distribution of land incremental value from farmland acquisition,which has caused a series of social contradictions and problems.Based on such background,this study conducts a systematic study around the proposition of the distribution of land incremental value from the acquisition of agricultural land in China.This study defines the basic relevant concepts,summarizes the theory of distribution by factor contribution,land property rights theory,land rent theory,efficiency equity theory,game theory,etc.,and explains the specific actual application of each theory in the distribution of land incremental value from the acquisition of agricultural land firstly.Secondly,from the aspects of the object of distribution,the subject of distribution,the distribution process,and the interest relationship,analyze the formation principle of the agricultural land acquisition value-added income,and then study the distribution mechanism of the agricultural land acquisition value-added income.On this basis,macro-level data at the national and provincial levels are applied in the empirical analysis of the distribution status of the relevant subjects in the distribution of land incremental value from the acquisition of agricultural land,and the reasons for the existence of distribution gap are also analyzed.Then,this paper investigate the influencing factors of agricultural land acquisition value-added income distribution in the dimension of system factor,economy factor and social factor,applying the interpretative structure model,which explores the relationship and the roles of each influencing factors.Finally,combining theoretical analysis and empirical results,from the perspective of the initial distribution and the redistribution of agricultural land acquisition value-added income,,recommendations to reform the value-added agricultural land income distribution system are proposed,targeting the farmers(collectives),local government,as well as the developers to achieve rational allocation of land value-added benefits.The main research findings are as follows:(1)The distribution process of land incremental value from the acquisition of agricultural land in China mainly includes acquisition,right transfer and real estate development;and the subjects of distribution mainly include local governments,farmers(collectives),and real estate developers.The land incremental value from the land acquisition process is mainly obtained by farmers(collectives),which is reflected as the difference between the land acquisition compensation and the price of agricultural land;the land incremental value from the right of land transfer process is mainly obtained by the local government,which is shown by the difference between the price of the right transfer of land,compensation for land acquisition and demolition and the cost before the land development in the early stage;the land appreciation income during the development process is mainly obtained by the real estate developer,which is expressed as the difference between the land price estimated from the real estate price and the land transfer price,construction costs,related taxes,and social average profit where the local governments also obtain relevant taxes.Various stakeholders play different roles in the process of the acquisition of value-added agricultural land,applying different strategies in the process.Generally speaking,developers have the greatest advantages,local governments come second,while farmers and collectives are in the weakest position.Most farmers can not get their shares fairly.(2)At present,the basic situations of the distribution of land incremental value from the acquisition of agricultural land in China are as follows: from the perspective of the distribution subjects,the developer has the most income,the local government comes second in the ranking,and the farmers(collective)' income is the least,and the gap is large;from the regional perspective,the overall land acquisition value-added income level of the eastern region is relatively high and that of the western region is relatively low;from the perspective of time,the difference in land acquisition value-added income between farmers(collectives)and local governments is more significant in the eastern region.Farmers(collectives)receive the least gains from the value-added land,mainly due to the low compensation standards for agricultural land acquisition,and farmers and collectives can not share the value-added gains from the functional changes of agricultural land after acquisition.The public interest is not clearly defined,which harms the interests of farmers and collectives.The dual urban-rural land system makes it difficult for collective land and state-owned land to have the same rights and prices,putting farmers(collectives)in a weak position in the whole process of agricultural land acquisition.Local governments obtain more land acquisition value-added benefits,mainly because local governments have the dual functions of "manager" and "economic person".Under the pressure of economic development and performance appraisal,they often use a method of large-scale low-price land acquisition and high-price land sales to achieve maximum economic benefit.The high rise in house prices and land prices has generated a large amount of value-added income.Except for the differential rent ? by investment,the value-added should belong to developers,and other value-added benefits should belong to the whole society;however,it was mainly obtained by developers actually.At the same time,China does not have an effective taxation mean to regulate the value-added income of developers.(3)Three dimensions of influencing factors are analysed,namely the system factor,the economic factor,and the social factors,many factors that affect the distribution of value-added income from farmland acquisition are identified.Among them,the degree of marketization of the land acquisition and transfer is a factor that directly affects the distribution of land acquisition value-added income.The dual functions of "manager" and "economic person" of the government,the concept of land acquisition value-added income distribution,and the collective land property rights system have an impact on the degree of marketization of the land acquisition and transfer,which are the second-level influencing factors;the urban-rural land system,tax-sharing reformation,and performance appraisal system for the local government,the income gap between urban and rural residents,academic research,and social practice feedback are the third-level influencing factors;economic foundation and industrial structure,real estate development stages,and the development of internet information platform are the underlying causes in the existing policy systems that affect the distribution of land acquisition value-added income.(4)From the perspective of initial distribution and redistribution,the reformation of the distribution system of land acquisition value-added income can be promoted by setting a common goal of reasonable distribution of land acquisition value-added income by farmers(collectives),local governments and developers.In the initial distribution stage,for farmers to share the value-added income of agricultural land acquisition reasonably,suggestions are proposed like broadening the method of allocation of land acquisition value-added income,raising the compensation standards and ratios for farmers' value-added income distribution,reasonably defining the scope of agricultural land acquisition,and exploring the dispute resolution mechanisms.For the collectives to take reasonably share the value-added gains of collective land,suggestions are proposed such as promoting the collectively-operated construction land into the market,clarifying the main body of collectively-operated construction land in the market,strictly controlling the scope of collectively-operated construction land,and clarifying the distribution of value-added income of collectively-operated construction land in the market.The distribution-relationship of land value-added income in different models should be balanced,including the balance of land income of local government,the balance of the land acquisition and market entering of collectively-owned land as well as the different collectives.In the redistribution stage,through the establishment and improvement of the real estate tax and fee system,the application of taxation means to prevent developers from getting excessive land value-added income and to promote social fairness and openness.The local government should play the role of managers,standardize the use and management of land value-added income,and guide the usage of the land acquisition value-added income for the better of the whole society.Basic works such as unifying the registration process of real estate,and finding out the basic situation of China's real estate should be done.This study statistically analyzes the spatial and temporal distribution of value-added income from the acquisition of land nationwide,and provides a more solid empirical basis for revealing the land acquisition value-added income distribution mechanism in China.The construction of the interpretation structural model for the influencing factors of the land acquisition value-added income distribution provides a new perspective for revealing the logical relationship between the influencing factors more accurately and intuitively,and further enhances the theoretical understanding of the factors affecting the land acquisition value-added income. |
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