Study On Appraisal Of Regional Farmland Price Based On Value Of Property Rights

Cultivated land is the most precious natural resource of human. The quantity and quality of cultivated land tend to be decreased and descended because of the rapid economic development, accelerated industrialization and urbanization, which is the price that social and economic development must pay. As there's not clear rules about the responsibility, right and interest of cultivated land protection in our country, the defining of cultivated land value is very single, and the cost of occupying cultivated land is too low, the trend of occupying cultivated land named by economic development is more and more obvious, which have threaten to the food security, social stability and sustainable economic development of our country. One solution of this status is to formulate reasonable expenses of the land expropriation compensation and make it link with the farmland price in order to implement the protection of cultivated land more effectively.Based on the different rights of farmland, farmland prices include price of production profitability right, price of livelihood guarantee right, price of farmland development right, price of food security right and price of ecological security right. This paper selected Longqiao street agency of Fuling district in Chongqing for the study area, and divided it into four parts:river valley and flat dam region, shallow hills and wide valley region, middle hills region and deep hills region based on topographic map, combining with the natural regional characteristics, and appraised the pure income of these five kinds of rights respectively using different appraising methods, then used income reduction method to work out each property prices and summed up the prices to calculate the total prices, finally proceeded the contrast analysis of the proportion of farmland price formation, influence factors of farmland price and the expenses of the land expropriation compensation, the main conclusions are showed as follows:(1)The farmland (paddy fields and dry lands) prices have been appraised in four different regions respectively. Take paddy fields of river valley and flat dam region for example, price of production profitability right, livelihood guarantee right, farmland development right, food security right and ecological security right is respectively 8.27 yuan/square meter,12.79 yuan/square meter,49.89 yuan/square meter,37.11 yuan/square meter,4.64 yuan/square meter, which accounts for the proportion of the total price of farmland 7.34%,11.35%,44.27% 32.93% and 4.11% respectively.(2)The influence factors of farmland prices are:the natural regions that farmland located, slope, traffic convenience extent, the quality of cultivated land, the level of economic development, land management policy, location, etc, which are showed more specific as below:if farmlands are located at lower altitude natural areas, have smaller slope, higher traffic convenience extent, better cultivated land quality, the local economic development level is lower (the gap of government gives the social security to urban and rural residents is bigger), the vigor of cultivated land protection is bigger, the distance between farmland and the town center is smaller, the farmland prices are higher. On the contrary, the farmland prices are lower.(3)Through the comparison between the farmland prices that this study appraised and the highest standards of expenses of the land expropriation compensation in our country and the actual expenses of the land expropriation compensation in the study area, it can be seen that even after prices of the worst farmland are higher than the latter two obviously.(4) Based on evaluation research of prices of farmland in Longqiao Street agency in Fuling District, three suggestions have been put forward:firstly, this study has found out the relationship between fertilizer cost and total production cost is negative correlation through appraising the price of production profitability right of paddy fields using C-D production function model, so the author advises the farmer should fertilize according to the actual situation that most of the soil in study area is sand soil. They should increase the times of fertilizing and decrease the quantity of fertilizer each time, which can lead to improve the food production. Secondly, the author suggests that the establishment of expenses of the land expropriation compensation should use the total prices of farmland instead of using the multiples of the average annual output value of farmland in the former three years before requisition, which can not only reflect the total values of cultivated land more accurately, but also reduce excessive cultivated land conversion, improve the efficiency of urban land, and at the same time maintain the farmers'legal rights. Thirdly, the price of livelihood guarantee right shows that currently the gap of country gives the social security to the urban and rural residents is very big and it goes to be bigger and bigger, which gives more burdens to farmland to safeguard the basic life. The suggestion is offered that our country should intensify the efforts of farmers' social security and make all the people share the achievements in the reform and development.