An Analysis Of Rural Land Retention System Based On The Game Of Land Development Right

The rapid development of urbanization in China has caused a large number of rural collective land has been expropriated as urban state-owned land.It has become important issues about how landless peasants obtain reasonable compensation and ensure long-term production and living benefits.The Land Retention System,which evolved from the,local practice of "return of land",has been widely implemented,and it is of great significance to the resettlement of landless peasants and the protection of long-term rural development.However,with the promotion and implementation of the system,some problems have arised in practice and expose the limitations of the system.The content of this paper is to analyze the game contradiction and transfer direction of land development rights in practice and demonstrate that the system may develop to the Estate Retention System in the future.In Chapter 2,this article firstly sorts out and summarizes the development history of China's Land Retention System,and explains that the root of this system is to reconcile the contradiction between urban and rural areas during the transformation of China's economic system.Then,from the perspective of Land Development Rights,the nature of the system has been explained.This article considers that the essence of Land Retention System is a process of decentralization and Sharing of Land Development Right between Urban and Rural Areas.In Chapter 2 and Chapter 3,taking Nansha District of Guangzhou City as an empirical research case and the game of land development rights as the starting point,this article analyze the characteristics,the game demands,and the game states of the two main bodies-government and village collective.The core content is analyzing the interpretation and argumentation of the game content in the land development rights.Through the research,various difficulties of the Land Retention System have been summed up,including the unsustainability of land replacement model,the hidden dangers of the binary opposition between state-owned and collective ownership,as well as the dilemma of rigid policies,the risk of market disruption'and the generation of interest-seeking space.In this research,the predicament faced by the current Land Retention System gradually shows the unsustainability of the system,while the government and village collectives have also changed their interests in retaining land.The government's goal has changed from the original rapid advancement of land acquisition to the reduction of the actual proportion of retained land.The village collective' s goal has shifted from obtaining higher-value land to real gain as soon as possible.In this regard,this article innovatively proposes that the Land Retention System will change to the Estate Retention System in the future.The core content of the Estate Retention System is compensate the village collectives with the Estate during the development in land sales projects of the government.The village collectives will be compensated in stages to replace the original fixed-rate land compensation.This system can effectively save land resources,avoid location problems and land ownership issues of Land Retention System,fully mobilize market mechanisms,reduce government land requisition compensation funds,land pressure and administrative costs,and ensure that village collectives get clear gain compensation.In the meanwhile,this paper integrates the mode of "bidding and construction" of land transfer in Guangzhou,and concretely conceives the operational methods that can be used in the Estate Retention System.Its operation content is to verify the property value of village collective land requisition compensation,and bundling it batch by batch in the land that the government plans to sell.The developer shall build the retained estate and transfer the property right in the way of "limited land price,competitive allocation" to make it generated revenue.The government has obtained a limited amount of land transfer fees but has reduced the pressure on the resettlement of retained estate.Developers are able to pay a lower cost for land acquisition,and the endorsement of the village collective's retained estate has been stabilized by the developer.What's more,the method of realizing in stages alleviated the pressure on the government's compensation and realized the gradient of village collective income.The study believes that this operation method has mature application environment for Guangzhou and has strong promotion value for other regions.Finally,the applicability and promotion value of Estate Retention System has been demonstrated.