| With the emergence of complex infrastructures and the multi-use of land above and under the surface, the traditional paper-based representation of property shows its limi-tation to define and manage the legal status of properties. To solve the problem,3D ca-dastre is proposed, which is recognized as the effective solution to fully and spatially represent land and property rights, restrictions and responsibilities. And it gained the international awareness which marked by the workshop on 3D cadastres, organized by Delft University of Technology in November 2001. Since then, the number of publica-tions relating to 3D cadastre increases gradually.There is no true 3D cadastre in the world. Obviously, there are barriers from technical aspects. However, those have gradually been conquered. Different kinds of data models such as Core Cadastre Domain Model, ISO 19152 Land Administration Domain Model, ePlan Model are proposed, which will provide better supports for 3D representations. 3D registration now definitely exists in Spain notwithstanding the representation uses a standard height per floor layer. The Netherland provides a possibility to accept 3D PDFs as part of a deed, which is an important step towards 3D cadastre. Sweden has been practicing 3D property formation since 1st January 2004. Many pilot projects of 3D ca-dastre are carried out or already carried out in many countries such as Russia, Israel, Norway, Australia, China and Japan. It is no denying that techniques for 3D data gather-ing, management and delivery will be not the main point; the next step is to optimally take advantages of those techniques to make a match for those specific organizational, social, and legal contexts.One the other hand, the importance of non-technical issues is witnessed by many re-searchers. Paulsson and Paasch; Hassan and Rahman demonstrate that issues referring to law, organization, etc. are as important as the technical ones in 3D cadastre. Some researchers even demonstrate that institutional and managerial issues are more critical than technical issues and advocate that it is the managerial and institutional problems that determine the success of land information system.3D cadastres embody no mean-ing if the 3D property is not definitely defined. This is because that just like cadastre is related to land closely; cadastre is also related to people and institutions closely. It is shaped by the specific social, political, and economic context, as by technology. In the end, it is the needs of users, requirements of land market, legal framework, and tech-nical possibilities that determine the level of complexity of 3D cadastre in every country. However, although there is a change of focus from technical issues to institutional, so-cial, political ones, more attention is given to technical aspects of 3D cadastre rather than on non-technical aspects such as issues related to organisation, people, law on 3D cadastre, which will result in the imbalance within the field.However, after looking through the domestic and foreign research, it is found that few scholars do the in-depth study on the stakeholders which is treated as the determing fac-tor on the success of the construction of cadastral system. Although foreign scholars have begun to explore the issue of the system and they have regarded the issue of stake-holders as a major issue in it to carry out research, its research is not rich. Due to the relatively late research in the domestic academic circles, the research mainly concen-trates on the technical and legal aspects of the three-dimensional cadastre. Research on the relevant stakeholder has not been mentioned. Related 3D cadastre research is fur-thered based on the latest achievements on 3D cadastre research in the domestic and foreign circles, taking the institutional change as the perspective, aiming at stakeholders in 3D cadastre, using normative research methods such as deductive reasoning, induc-tive reasoning, system theory, game theory, stakeholder theory, and combining with empirical research method such as case study, semi-structured in-depth interviews, ex-pert investigation, Mitchell scoring approach. In the course of the study, the author has visited the relevant government agencies, cadastral management department, depart-ment of urban planning, metro group company, water conservancy and hydropower de-partment, department of transportation,3D technology research and development com-pany, taking Wuhan city as a case study.33 stakeholders are interviewed such as cadas-tral manager, land users, legal experts, relevant technical staff, academics, architects, engineers, surveyors, registration staff and land planners. Detailed first-hand data are got. It has important theoretical value and practical significance for the research of this problem.Speaking from the theoretical value, this paper reveals profound theoretical back-ground and practical background of the shift from traditional 2D cadastre to three-dimensional cadastre. A systematic analysis of the evolution of the cadastral manage-ment system in China is done. It enriches and develops the research on the cadastral management. At the same time, this paper deeply studies the attributes of the stakehold- ers, stakeholder requirements and behaviour model of stakeholders in 3D cadastral building. It promotes the development of the theory of stakeholders in the field of ca-dastre.Speaking from the practical significance, this thesis uses empirical analysis such as case study, semi-structured in-depth interviews, expert investigation, Mitchell scoring approach for recognition and classification of stakeholders in 3D cadastre, which pro-vides the fundamental basis and solutions for the interests of our 3D cadastre in differ-ent stakeholders’requirements. In this paper, game theory and institutional change theo-ry are applied into the analysis of the behavior strategy and optimal model of interest of stakeholders in 3D cadastre. It provides policy guidance to accelerate the construction of 3D cadastre.The overall framework and main research contents of this study are as follows:(1) The first chapter and the second chapter introduce the research origin, research prob-lems and significance, research objectives, research ideas and methods in the paper, combing the research status and progress on the related research on 3D cadastre and stakeholders at home and abroad. It is an overview of the whole study.(2) The third chapter defines some basic concepts such as land parcel, cadastre,3D property and 3D cadastre. It summarizes the difference between traditional 2D cadastre and 3D cadastre. It expounds the theoretical analysis framework in the analysis of stakeholders in 3D cadastre including the theory of institutional transition, stakeholder theory, methods and steps for analysis, which laid the theoretical foundation for the re-search.(3) The fourth chapter analyses the evolution process of the cadastral management sys-tem in China with the institutional theory, methods and limitations existing in the cur-rent 2D cadastre. It explores the drivers from the two-dimensional cadastre to 3D cadas-tre. The research shows that the Chinese cadastral management system has the obvious characteristic. It displays the obvious path dependence both in the legal and the organi-zational arrangement. And the evolution of China’s cadastral management system is not linear, which also experiences constant adjustment and change. In addition, China’s ca-dastral management system is closely related to the political, economic, cultural and his-torical background of the country. And the economic situation has a far-reaching impact on the current cadastral system. On the basis of this, this chapter points out the possibil- ity and necessity of the transformation from the traditional two dimensional cadastre to the three-dimensional cadastre.(4) The fifth chapter uses the method of expert opinion, and Mitchel rating to identify and classify the stakeholders in 3D cadastre. The research defines 37 stakeholders. Stakeholders are divided into three categories including the core stakeholders, middle stakeholders and peripheral stakeholders. Four major subjects of interest group are ex-plored on the basis of the classification above, combining with power/urgency matrix. They include government agencies, cadastral management,3D cadastral data users, and 3D technology developers.(5) The sixth chapter analyses the concerns of the four major stakeholder groups in 3D cadastre group based on the three encoding of grounded theory, using the real case qual-itative analysis. The research shows that the core issue of government agencies is con-cerned with the degree of urgency of 3D cadastre establishment. To maintain and update 3D cadastral data is the most urgent issue in the cadastral management department. Convenience is the most concern for 3D cadastral data users. The most concern of 3D technology developers is their own profit of establishing 3D cadastre. The results of this study laid the foundation for the later research on the stakeholders’behavior in the es-tablishment of 3D Cadastre.(6) Chapter 7 is based on the understanding of concerns of stakeholders in 3D cadastre. It uses the game theory to establish behavior model of key stakeholders in 3D cadastre. Its behavior and equilibrium utility are studied. Through the game behavior analysis, it is found that the root for the transformation from the traditional two-dimensional cadas-tre to 3D cadastre lies in the comparison of costs and benefits. And the government has a very special interest and role in the process of establishing a three-dimensional cadas-tre. The issue on the establishment of the current three-dimensional cadastre is in a non-Nash equilibrium of the prisoner’s dilemma. In order to promote the establishment of three-dimensional cadastre, a clear interest in the establishment of three-dimensional cadastre and policy delays must be clarified. The government must be taken into full play. The prisoner’s dilemma must be broken in order to achieve the best choice.(7) The eighth chapter is the conclusion. On the basis of the research above, this paper sums up the research and draws some conclusions, policy suggestions and further re-search suggestions.The innovation of the research is reflected in the following aspects:(1) This paper identifies and classifies the stakeholders in establishing 3D cadastre for the first by using the research methods in western countries during 1990s. The research defines 37 stakeholders. Stakeholders are divided into three categories including the core stakeholders, middle stakeholders and peripheral stakeholders. Four major subjects of interest group are explored on the basis of the classification above, combining with power/urgency matrix. They include government agencies, cadastral management,3D cadastral data users, and 3D technology developers. The study is the advance of re-search on 3D cadastre.(2) The research shows that the core issue of government agencies is concerned with the degree of urgency of 3D cadastre establishment. To maintain and update 3D cadastral data is the most urgent issue in the cadastral management department. Convenience is the most concern for 3D cadastral data users. The most concern of 3D technology de-velopers is their own profit of establishing 3D cadastre. The results of this study laid the foundation for the later research on the stakeholders’behavior in the establishment of 3D Cadastre. Research on stakeholder’concerns and behavior strategy of stakeholders in 3D cadastre has not been seen in the existing literature. Those research results provide policy guidance for establishing 3D cadastre.(3) This paper creatively applies the theory of institutional change to the research of 3D cadastre, and extracts the evolution law of the cadastral management system in our country. The research shows that the Chinese cadastral management system has the ob-vious characteristic. It displays the obvious path dependence both in the legal and the organizational arrangement. And this study looks at essential function and operation mechanism from the broader institutional economics perspective, which helps to broad-en the mind in cadastral management. This is also the innovation on the other side.However, it is worth mentioning that the research on the stakeholders in 3D cadastre just starts. There are still many aspects to be done in the future research.(1) Study further on the case study. Although the case study is very suitable for explor-ing theory, empirical study on individual city is significantly less convincing than a large sample of case study. However, due to the restrictions on collecting data and the author’s research ability, this paper only selects Wuhan city as a case study. With the deeper analysis of the research, large sample empirical study will contribute to the re-search. It will also be an important practice for future research work.(2) Behavior strategy model of different stakeholders in 3D cadastre remains to be veri-fied and revised further. In the simulation of different stakeholder’ behavior, only two players are chosen in order to simplify the problem. However, in reality, behavior and background of stakeholders in 3D cadastre is quite complex. And due to some differ-ences on the political and economic background, space frame, management mode in the various provinces and cities, the model may not include all the stakeholders in 3D ca-dastre. Therefore, the model must be corrected and verified in later research.(3) The results and conclusions of this paper are only the starting point of the research. What more important is to guide the practice of the research results and conclusions into practise. At the same time, concerns of stakeholders in 3D cadastre also need to be re-fined in further research. Degree of realization and ways of it, stakeholders’ behavior and strategy still need lots of research and practice.(4) Last but not the least, it is also worth mentioning that dynamics of stakeholders must be taken into consideration from the paper based traditional cadastre to the 3D cadastre. The mix of stakeholders may change over time from the 2D cadastre to 3D cadastre. More stakeholders are involved. New stakeholders may join while others may drop out. It is of great importance to keep in mind that the situation is changeable which might result in the change of stakeholders’ needs and concerns over time.
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