Appreciation Calculation Of Allocated Land Use Right Turning In To Granted Land Use Right

The system of usufruct of allotted land, resulting in the loss of land assets, serious wasteof land use, leading to the hidden land market and unfair of the land market, harms theinterests of the country and people in its implementation. With the continuous development ofmarket economy and land market after reform and opening up, also because of the inherentshortcomings of system of allotted land, the situation impels the land use system developingto the "double track" gradually, with compensable transferring system as the main body. Weshould narrow the scope of allotted land, allocate the land resources in the form of fair, open,compensable, and promote infrastructure and social undertakings land to be compensable,clean up the stock allotted land, and let the market as the decisive role in the allocation ofresources. Transferring the allotted land to the land market is an inevitable trend in the futureof land policy. How to determine the price of the allotted land and land-transferring fees is thecrux of allotted land transferring its usufruct. It is also the important subject to be solved inthe current land resource and asset management. It is of great significance of transferring theusufruct of land smoothly into the market, ensuring users with the national interestsreasonably, establishing a fair land market.Based on the land rent and price theory, location theory, classification theory of urbanland use, urban planning theory, I research the appearance and changes of the usufruct ofallotted land, deeply analyze the price structure and assessment method of allotted land.Connecting with the work of updating the benchmark land price, getting the data andinformation for the need, taking Dongcheng District in Longkou City as the research object,according to the land use classification of allotted land in the research area, calculate theprices of all levels of allotted land in the various purposes. Analyze the calculation of landvalue-added income situation at different levels, for different uses, in order to providetheoretical basis for promoting the transfer of allotted land. The main research contents andresults are as follows:(1)Structure and assessment method of the price of allotted landWith the analysis of concept, characteristics,generation surroundings and differencesfrom granted land right of allocated land right, for linking up with normal land market, the price of allotted land is the sum of transferring land cost, development cost and relevant taxes,and the interest of invested capital and profit, defining under the base date of assets evaluation.Accordingly, price structure of allotted land includes five parts. And the evaluation timeshould be the valuation point, rather than land acquisition time. Allocated land is divided intoadditional allocation of land and the stock allocation of land，according to its the length oftime obtaining allocated land use rights from pitch assessments point; Accordingly, the pricetypes of allocated land use right is divided into new allocated land use right price and thestock price allocated land use rights. Combined with the structure characteristics of land price,information collection and evaluation method, cost method is chosen as the calculationmethod of the allotted land.(2)Connotation and calculation method of allotted land transferringValue-added of usufruct of allotted land transferring is the value caused by allotted landtransferring into the market. Two reasons result in the value-added during the land usufructtransferring: one is the change of the owner of land usufruct; the second is the change of landuse. Calculate and analyze the average of urban land acquisition fee, land development fee,taxes and fees, interest and profit separately for various purposes at all levels in the researcharea, and sum to price of allotted land by cost approach. According to the calculation formulaof land value-added, the value-added is the difference between allotted land price andbenchmark land price for different purposes at all levels. Value-added of usufruct of allottedland transferring comes from the difference between the land market price and the originalallotted land price, but the absolute difference cannot fully reflect the relativity of land value-added, so we need land value-added yields to be referred. The increment rate is divided intofour section in accordance with its value, i.e. multiple value-added interval [100，+∞), thegeneral value-added interval [67，100), low value-added interval [0，67) and the negativevalue interval (-∞，0).(3)Appreciation calculation of the allocated land use right turning into the granted landright of Dongcheng DistrictVarious uses of allocated land use right turning into commercial granted land use right,the appreciation rates are mainly distributed in multiple value-added interval [100+∞) andlow value-added interval [0,67); the economic rationality of five types of land use likeagriculture, residence, commerce industry and the public turning to commercial land were80%,20%,40%,80%,40%. Various uses of allocated land use right turning into residentialgranted land use right, the appreciation rates are mainly distributed in multiple value-added interval [100+∞) and low value-added interval [0,67) except that the economic rationality ofagricultural land to residential land and industrial land were80%, the others are0. Varioususes of allocated land use right turning into industrial granted land use right, the appreciationrates are mainly distributed in multiple value-added low value-added interval [0,67) andnegative value interval (-∞,0); because the industry take large area but have low utilizationrate, urban land with development in industrial use is not of rationality.Calculation shows that: Land value-added yield is high since land use transferring fromlow-yielding as agriculture, industry and public to high-yielding as commerce, residence;When allotted land for different purposes within the scope of the same level, transfer into thesame development, the lower is the price of allotted land, relatively, the higher is the value-added yield; When allocated land for the same use, in scope of different levels transfer intothe same development, the value-added yield reducing is a normal phenomenon, but is notdecreasing step by step, due to the difference between the benchmark land price is lower thanbetween allotted land price in some level,. The price of allotted land mainly depends on itsuse and locational conditions.