| Under the background of accelerating the pace of social and economic development in our country,the situation of rural economy has changed tremendously.In rural areas,there are widespread problems of"capitalist villages"where there is no money to work,collective construction land that is idle and wasted,land systems,and imperfect land markets.In order to expand the rural collective economy,revitalize the idle land in rural areas,promote the intensive use of land,and improve the land system and market,three reforms of the rural land system came into being.Recently,the three pilot reforms of the rural land system are being further advanced.The trial of rural collective construction land use as one of the three pilots of the rural land system is rapidly advancing,which also means that the legal circulation of rural collective construction land has become a general trend.According to relevant regulations,the proceeds obtained from the L&T belong to peasants and village collectives.However,the rural land market is not yet complete,and there is no reference standard for L&T prices.The rights and interests of peasants and village collectives can not be guaranteed.This article puts forward a reasonable assessment for the benchmark price of management of rural collective construction land is an important means to protect the the rights and interests of peasants and village collectives.This article takes Jinjiang Town,Yujiang County,Jiangxi Province as an example,bases on the existing grading results of rural collective construction land,against commercial and service application as well as industrial application,respectively selectes the most appropriate valuation methods to evaluate the sample land prices.accordingto the results of the sample inspection,the corresponding models are established by the sample site price and sample grading comprehensive scores,which to obtain a benchmark land price for management of rural collective construction land.Besides,this article analyzes the rationality of the benchmark land price and formulates a benchmark land price revision system.Finally,this article utilizes two simulated possible cases of L&T with different application to evaluate and analysis.The main research conclusions are as follows:(1)This article refers to the latest Urban Appraisal Regulations and takes the actual situation of Jinjiang Town as an example to study the benchmark prices for collective commercial construction land in rural areas,bases on the results of the project group's division of the homogeneous areas of such land,adopts the income capitalization approach method to evaluate,it is concluded that the benchmark prices of rural collective land for commercial and service application are 283,192,150,106 yuan/m2 respectively,and adopts the cost approach method to evaluate,the conclusion is that the benchmark prices of rural collective land for industrial application are 99,85,74,53 yuan/m2 respectively.(2)Comparing the benchmark land prices between management of rural collective construction land and urban construction land,it is found that the land for urban construction is more sensitive on land quality condition than that of the land for rural commercial construction,and the land price gap between the same level of the mentioned above is large.It is embodied in the following four aspects:First,the connotation inconsistent of the benchmark land price setting;Second,the location conditions vary greatly;Third,the completeness of public infrastructure and service facilities has such large difference;Fourth,the rights and functions of management of rural collective construction land are incomplete.In addition,the spatial rationality of the benchmark land price is analyzed,and the rule is that the benchmark land price changes mainly subject to the differences in urban construction land and road grades,and attenuates with the distance.(3)Rationality analysis of the evaluation results of the benchmark land price of rural collective construction land.Two simulated cases of L&T by different purposes are selectied for evaluating.In accordance with the collected case data on the spot investigation,the land price parameter is inferred by proper valuation method.This price is compared with the result obtained from the benchmark land price revision method.Object in Case One is regarding the land for commercial and service application,the price is259.77 yuan/m~2,obtained by the method of income capitalization approach,and the price is 261.97 yuan/m~2,obtained by the method of benchmark land price revision method;object in Case Two is regarding the land for industrial application,the price is 93.47 yuan/m~2,obtained by the cost approach method,and the price is 96.29 yuan/m~2,obtained by the method of benchmark land price revision method.The respective land price scale differences in Case One and Case Two are so small,which reflects the rationality and accuracy of the benchmark land price of management of rural collective construction land,and has enlightenment and guidance function on the actual L&T parcel pricing. |
