Research On Building Of The Unified Market Of Construction Land Between Urban And Countryside

The traditional dual system of urban and rural construction land has no longer met the objective requirements of building and developing socialist market economy system.Spontaneous and governments promoted market entry of rural collective-owned construction land pilot experiment has started,which is a milestone for building the unified market of construction land between urban and countryside(mostly referred to as “the unified land market” in the following description).On January 19,2014,the Central Committee of the Communist Party of China and State Council issued Several opinions about deepening rural reform comprehensively and accelerating agricultural modernization,which pointed out that“On the premise of conform to the planning and usage control of lands,allow rural collective-owned construction lands to be transferred,rented and invested as stock share,during the transaction of which enjoy equal market opportunity,equal right and equal price as the state-owned land”.This has pointed out the direction for rural collective-owned construction land reform in China.Therefore,study of the building and running of the unified market of construction land between urban and countryside has great theoretical and practical significance.In view of this,the concepts about the land market for urban construction,rural collective-owned construction land and the unified market of construction land between urban and countryside are defined in this paper,Meanwhile,systemic analysis method,case analysis method,logistic model,game analysis,analytic hierarchy process and fuzzy comprehensive evaluation method etc.are applied comprehensively to investigate the actual condition of the unified market of construction land between urban and countryside.On this basis,this paper reveals the main obstacles of the unified market of construction land between urban and countryside,and puts forward the thought on the building ideas of the unified market of construction land between urban and countryside and the operating mechanism,distribution of benefits and macro-regulation.Key conclusion of this paper includes:(1)Definition of the unified market of construction land between urban and countryside.There are four aspects to this definition: firstly,owners of construction land enjoy equal market entry opportunities to the land market;secondly,cohesive and efficient operating system of unified market of construction land between urban and countryside is able to carry out the self-adjustment of market systems such as supply and demand system,price system,competition system to the greatest extent;thirdly,owners' interest-sharing mechanism of urban and rural construction land under the unified land market;finally,appropriate and effective state macroeconomic control system is able to mostly effectively promotes resource allocation optimization of construction lands.(2)Building the unified market of construction land between urban and countryside is the inevitability of historical development,but faced with a great number of constraints.Asymmetry of legislation and property right mechanisms is the fundamental cause limiting the unified market of construction land between urban and countryside.Meanwhile,under current institution framework,subjects of rural construction lands have unclear recognition of the unified land market and low interest in entering the market;market entry of collective-owned construction lands is expose with high transaction cost and trading risk;there are conflicts between index transaction and land use control of collective-owned lands market entry;asymmetry of market information results in rent-seeking behaviors;these all compose for causes that constrain the building and developing of the unified land market.(3)Basic framework of the unified market of construction land between urban and countryside is composed by transaction subject,transaction object,transaction rules,transaction procedure and transaction platform.In this basic framework.Taking urban and rural construction land “same price and same rights with the same land ”as the principle,the function of market allocation of land resources is brought into play,and under the supervision and management of the government,the normative and effective operation of construction land market is promoted under the function of market operation mechanism.On this basis,the paper builds the unified market of construction land between urban and countryside operation model that takes "local circulation and remote transfer parallel" within the region and taking "off-site transfer" model for inter-regions,to solve the problem of mismatching of the supply and demand of construction land bringing by Spatial nature of land and Fixed land location.(4)Price mechanism of the unified market of construction land between urban and countryside.Conceptualized upon the theory of maximization of utility,the pricing model of land transaction is discussed,taking into consideration of risk avoidance and bargaining abilities of trading parties.It is discovered that,for rural collective owned economic organizations,the higher the risk avoidance index is,the lower the bargaining power is,thus resulting in lower land price,vice versa.In order to promote the efficiency of the unified land market,forming relatively fair trading price for the land,service system,price supervising system,land evaluation system and land price benchmark system should be established and optimized.(5)Income distribution of the unified market of construction land between urban and countryside.Causes of collective-owned construction land appreciation includes land utilization,demand exceeds supply,land planning and governance,external economicradiation etc.The corresponding distribution principles should be:(1)Members of the rural collective should own the absolute rent of rural collective-owned construction land resulted from land ownership monopoly by the rural collective.(2)Differentiation rent I resulted from different economic condition,traffic situation and resource distribution should be distributed in the order of rural collectives first,local governments second and land using entities last.(3)Differentiation rent ? resulted from added investments by rural collectives,governments and business entities should be distributed in the order of local governments first,rural collectives second and land using entities last.Therefore,from the viewpoint of pilot experiment practice of collective-owned construction lands' market entry and reform requirement of the unified land market,the income distribution mechanism of collective-owned construction land should be optimized adopting the following measures:first,build a unified urban and rural taxation system for land transaction;second,establish national guidelines for income distribution of collective-owned construction land;third,form long-term mechanism for income distribution of collective-owned construction land;fourth,guide and govern how local government use income generated from land appreciation.(6)The risk assessment and prevention of the unified market of construction land between urban and countryside.Risk research on the unified market of construction land between urban and countryside has arrived at the following conclusions:(1)Risk factors of the unified land market mainly includes exposing threat to national grain security,crashing real property market.In an order of risk scale being from the highest to the lowest,crashing real property market is the most risky factor,followed by harming farmers' interest,weakening state macroeconomic adjustment and control,crippling government management effectiveness and hurting farmland protection.(2)Among the risk evaluating indexes of the unified land market,high risk factors are risks of lowering real property price,loss of social security resulted from loss of homestead,farmers' interest harmed by asymmetry of information,lost state control over lands,and increasing local government debt crisis.(3)Systematical risk value of the unified land market is 0.44.It is proof that the unified land market has certain level of systematical risk.Therefore,effective measures before,during and after the conduct must be taken,so as to control and prevent potential risks,confining them to the extent that is socially and economically bearable.