Appraisal Of Chongqing Land Tickets Value

With the gradual advancement of urbanization in China,the contradiction between the shortage of urban construction land and the large amount of idle rural construction land has become increasingly prominent.In this context,Chongqing introduced the Chongqing Land Ticket Policy in 2008,which stipulates that new commercial construction land should be used for agricultural land conversion procedures.It can be seen that the matching of land ticket value and transaction price is one of the key factors for the healthy operation of land ticket system as a valuable construction land index.At present,most of the studies on the value of land tickets are qualitative analysis from the perspectives of economics,law,ecology and sociology.Quantitative analysis of the value of land tickets still needs to be deepened.Therefore,this paper will analyze the transaction data of 93 tickets and 774 tickets in Chongqing from 2008 to 2018,evaluate the value of tickets by using cost method and income method,and make a comparative analysis with the transaction price,analyze the deficiencies of the operation mechanism of tickets combined with the current difficulties of ticket transaction,and then put forward policy optimization suggestions.Firstly,through combing the relevant policies and documents,this paper determines that the land ticket is essentially an indicator of construction land.The land ticket gives the buyer the right to choose land and suggest that the government should take the option of expropriation and transfer,and the right to offset the "two fees" when the land ticket lands.At the same time,through the analysis of land ticket transaction data,this paper finds that there is a dilemma of developers' low enthusiasm to participate in land ticket transaction.Secondly,starting from the dilemma of land ticket trading,considering the characteristics of inadequate land ticket trading and inactive market,this paper intends to use cost method and income method to evaluate the value of land ticket.Specifically,the cost method is based on the perspective of the government,which generates land tickets through land reclamation,and the costs incurred in the process include reclamation costs and compensation(assistance)costs of reclamation projects;while the income method is based on the perspective of developers who buy land tickets,developers believe that the value of land tickets is reflected in the right of land selection and the right to offset the "two fees".It is found that the value of land ticket obtained by cost method is close to the average price of land ticket,that is to say,from the perspective of protecting farmers' interests,the starting price of land ticket transaction formulated by the government is reasonable;but from the perspective of income method,the value of land ticket to real estate dealers is much lower than that of land ticket transaction price and the value of land ticket landed in different regions is quite different,which leads to the purchase of real estate business.Initiative to buy land tickets is insufficient.The reasons for this phenomenon are unreasonable land ticket pricing mechanism,difficult to achieve the right to choose proposals,land ticket holders bidding for land without priority and land ticket landing can't reflect the characteristics of differentiation.Finally,in order to solve the dilemma of land ticket transaction and protect the interests of farmers,we should not reduce the initial price of land ticket transaction,but should focus on the evaluation results,through improving the operation mechanism of land ticket to increase the value of land ticket for real estate developers,improve their participation in the purchase of land tickets.Accordingly,the countermeasures put forward in this paper are: establishing a reasonable land ticket pricing mechanism,expanding the use of land tickets,opening up the secondary market of land ticket trading,making up for the interest losses and differential use of land tickets that land ticket holders have not taken.