基于土地发展权分配的征地区片综合地价研究

征地区片综合地价的实施在一定程度上为农村集体利益提供了政策保障,但由于现行征地区片综合地价的测算本质上仍然基于被征土地的农业用途,还达不到保障农民生活水平的目的,尚不能从根本上解决失地农民问题.失地农民不能分享农用地用途转换所获得的土地发展权收益是问题的关键.借鉴实践中划拨土地使用权转让收益的分配方式,国家和农村集体按60%和40%的比例分享土地发展权收益,并利用部分资金共同出资建设失地农民社会保障体系是可行之策.改进征地区片综合地价测算方法,使土地发展权的分配在现实中得以实现.从建设用地出让金中扣除农地经营性收益和广义土地开发成本,得到土地发展权收益;通过对农民意愿的调查,确定农村集体分享的土地发展权收益比例,进而得到分享的土地发展权收益,其与农地经营性收益之和就是征地区片综合地价.

Assessing Comprehensive Zone Price of Land Requisition Based on Land Development Rights

The introduction of comprehensive zone price of land requisition may raise the standards for land requisition compensation and provide a powerful policy security for the interests of rural collectives.However,as the measure is still based on the agricultural land,it can't guarantee the living standard and basically solve the problem of land-lost farmers.The problem is that land-lost farmers can't share the land development rights from the land use conversion.So the distribution proportion of land development rights revenue is put up,according to the usual distribution of revenue in the allotted land circulation.The state gets 60%,and the rural collective gets 40%. With joint investment,a social security system is set up for land-lost farmers to leave their worries behind.After this,the measure of comprehensive zone price of land requisition is improved to exemplify the land development rights.The total revenue of land development rights is acquired by subtracting agricultural land use earnings and general land development costs from urban land granting fees.Through an investigation of the farmers' wishes,the shared proportion of land development rights for rural collectives may be acquired,with which the specific share for rural collectives is acquired logically.Finally,comprehensive zone price of land requisition is acquired by adding shared land development rights revenue and agricultural land use earnings.