Unification Of Urban And Rural Land Market Reform

The thesis introduces institutional reason, restraining factor, feasibility and ways of unification of urban and rural land market reform by theory of institutional analysis, institution change and public finance.Resulting from the planned economy era, segmentation regime of urban and rural land market is performed in seven aspects: first-class and others land transaction markets, construction land market of urban and rural, transference market of Agricultural Usage Land, land management agencies of urban and rural, agricultural land conversion approval, land property rights, land trading market. According to institutional fair and rationality, the urban and rural land market segmentation has its own institutional shortcomings. According to the internal and external compatibility of institution, and institutional arrangements of the urban and rural land market is contradicted against resource allocation pattern of socialist market economy. The institutional shortcomings lead that cost of administration management and risk of social management increase continuously, life of the farmer losing farmland can't be protected, farmland and land for construction waste seriously.As unification of urban and rural land market faces restraining factors, the reform is more difficult. China's land system reforms have been trapped in a "North path-dependentⅡ" vicious cycle, those with vested interests obstruct the reform in various ways. Local governments rely on revenue-sharing of land for development because of incomplete reform of tax system, State-owned land market has not shaken for China's unique system of land transfer. As reform on rural land property system deepen continuously, policy and technique stand by, innovative reform on Rural Collective Construction Land and agriculture land Transference came forth, and gained a series of available experience. GDP per capita continuous to rise, employment time of rural labor force in the non-agricultural sector continuous to increase, rural labor force continuous to decrease, and the demand for land market allocation system continuous to strengthen. All advantages indicate that condition for unification of urban and rural land market has been grown up.The thesis gives some reform suggestions based on theoretical analysis and case studies. The thesis argues that rural construction land should enter into the first-class land transaction market, sharing the power of "the same place, the same price, the same right" with the state-owned land, to which diversely secondary markets of urban and rural construction land give effective complement. The thesis suggests on establishing regional scale of agricultural land trading market, providing land price system for all types of agricultural land transfer. The land converting market under approval procedure for converting agricultural land into land for construction purposes can be used for the channel that agriculture land convert to land for construction both in urban and rural areas. The thesis suggests on establishing an unified land value increment tax and property tax system with the good chance of reform tax system in order to perfect the local tax system, eliminating the reform barriers and speeding up the reform process. It is a fundamental way to break interest resistance of unification of urban and rural land market reform. In the land management system, According to the purpose for beneficial to farmers, controlling government power and building unified market, the thesis suggests on establishing unification of urban and rural land management system under reasonable allocation of functions and division of labor to ensure effective communication and coordination between national, provincial, municipal, county and town land management agencies. Revenue of operating land should be rationally allocated based on land types and original beneficiaries. Revenue of Land confiscation should be allocated based on all visible loss of Land-losing peasants. Finally, the author gives the sum-up as the completion of this thesis.