Study Of Key Factors On The Collective Industrial Land Price In Sunan Region

Collective industrial land transfer is the main type of rural collective commercial construction land transfer. Object of this study is main factors of collective industrial land price (hereinafter all "collective land prices" refer to collective industrial land price), esspecially the different influencing effects between the Government-lead mode and the Colletive-lead mode, also the differences among selling prices, leasing prices and plant rent. This Research aims to provide market pattern and price type related policy recommendations for improving the collective commercial construction land market.Theoretically, this paper gave an analysis to the factors of collective industrial land bebnchmark price and transaction price, which found out that economy, location, transportation, investment, policy and transaction process all might affect the market price.Based on empirical investigations in 53 villages of Sunan Region, Jiangsu Province, this paper summarized the charaters and viarities of two market patterns. In Suzhou city, where the Government-lead mode colletive land market experienced the invisible transaction period, restrict transaction period, limiting transaction period and open market period. While in Wuxi city, the Colletive-lead mode market experienced the germinating stage, batch selling stage and long-term leasing short-term contract ing stage. There were similarities of social-economic conditions, market development process, land price level, but differences on market parttens, market development stages, trasaction openness and profit allocations.Through analyzing correlations and building regression models, the study revealed that the main factoer affecting colletive industrial land price is market patten. Furthermore, mechanism of the remaining recondary factors weredifferent.The study concluded the primary factors on collective industrial land selling price were land market dominant mode, price intervention from local government, and financial strength of village (in descending order). Under the government-lead mode, collective land rental prices were fully executed by government guidance; while collective land selling prices is mainly affected by the level of village’s overall economic development and local labor supply.However, under Collective-lead mode, collective land rental price is far less than its value since of the complex relationship between building and land, showing significantly affected by the government guidance; collective land selling prices are mainly affected by the level of village’s average enterprise development and the industrial agglomeration location. The main influence on collective plant rent are factory condition and external traffic condition.Because of complex relationship between building and land, the collective land rent appeared mainly due to the impact of government guidance.Therefore, this article gave the following policy recommendations:fistly, market patterns should be carefully chosen according to local conditions; secondly, where of week colletive economy was more suitable of government-led mode collective land market, while where led by capable entrepreneurs were more suitable of colletive-lead mode collective land market; thirdly, colletive land selling or plant hire were more reasonable than colletive land leasing; lastly, administrative interventions from local government should be limited to a conscious range.This study made innovations in mechanism research and model applications, which were reflected in starting from market patten to reveal factors and applying the real land price data in econometric model.