Research On Agricultural Land Prices Valuation

Agricultural land valuation is one of the important projects in the new national survey of land and resource, which is significant work for the reform of land use system and the development of land management. This paper discussed the theories and methods of agricultural land valuation. Beginning with the agricultural land connotation, agricultural land price was divided into three types-agricultural land quality price, agricultural land transform price and agricultural land expropriation price according to agricultural land transference ways. This paper indicated that the different valuation methods were adopted according to different agricultural land price types and establishes the agricultural land price system taking Song County in Henan province as an example. During the application, some primary conclusion were gained as follows:When the agricultural land transfers inside rural collective not altering its use, its price was estimated to the agricultural land quality value. Its value was only decided by its income ability or income level, but it couldn't reflect the possible value of the other use after altering. Therefore, the investment-product method could be used to calculate the pure income and estimated the land price. In the practical research, the price was calculated with the income-discount and model methods. The agricultural land quality price could provide the foundation for the agricultural land use rights of contracted, lease, system of stock share, re-contracted, auction, mortagage, and others like this specific prices.In this paper, two methods were adopted when the agricultural land changes to construction land, that was the hypothetical development method and the social value assessment method. The research proved that the first method could appraise the plot's price when it reached the best use value. While the social value assessment method couldn't reflect the difference among the districts very well, including the area and the ordinary factors which influenced the price, such as location condition, social economic environment, product supply and demand situation, land planning and so on. It embodied some kind of average thoughts, which wasn't fit for the market's fair principle and affected the development of market competition mechanism.The agricultural land expropriation price come from the compensation fare that the government should pay when expropriating the rural collective. According to the land use character after expropriating, this study divided the land expropriating into two types- landexpropriating purpose for commonweal (including nonprofit-making and profit-making) andrunning land requisition by purchase. For the latter type and the profit-making land requisition, following the value law, its price could refer to the agricultural land transform price. For the nonprofit-making land requisition, the compensation fare was 6-10 times of the average annual yield value in recent three years according to the national rules. Though the multiple had been improved than ever, in practice it couldn't ensure completely arranging the rural residual labor. According to the Rules of Agricultural land Valuation formulated by the Ministry of Land and Resource, this research calculated the agricultural land expropriation price of Song County by using the social safeguard value method and made a satisfying result. So, the price estimated by this method could provide the foundation for constituting the compensation standard.After testing and verifying the previous assessment methods, this paper discussed the possibility that by using a new method taking the agricultural land as a natural resource to estimate its intangible value which aimed for the more practical agricultural land valuation method,...