A Study On The Calculation And Distribution Mechanism Of Shanghai Rural - To - Land Development Right

In recent years, the urbanization is developing rapidly in our country, urban boundary expands unceasingly, the rural urbanization in a large number of land expropriation for construction, but also triggered such as low compensation, damage to the farmer rights and interests, take up a lot of high quality cultivated land and other social contradictions and disputes.Experience in related research and practice show that establish the land right to development can effectively balance the urban development and farmland protection, to protect the interests of the farmers.And reasonable positioning of land development rights of ownership and the reasonable allocation of land development rights revenue is prerequisite to establish this mechanism.China’s existing land development rights research more confined to theoretical discussion, the right to development, pricing and belonging, would not be enough to guide the specific land development rights.In this paper, starting from the connotation of land development rights, defines the measure of value of land development rights, and land development rights from the Angle of property rights value share of subject.To explore the influence factors of land development rights value, through the establishment of price model, determine the influence of various factors on the value of land development rights, to define the right subject should enjoy share, to perfect the existing theoretical research to provide reference and reference.At the same time, the land development rights value distribution theory of land expropriation compensation system for Shanghai in the process of land expropriation, protect the interests of the collective farmers reasonable practice provides a new way.In this paper, we study the influence factors of land right to development is one of the main content of and pricing problem.In this paper, we study the price of land development rights for state-owned land access and the collective ownership of land price(not including physical modification, development costs, and to deduct the other normal income of capital and labor).In order to build value analysis framework of land development rights, land development rights pricing model is established.According to the connotation and value of land development rights, the value of land development rights by construction land value, land value factors and factors interaction to form regional economic conditions.Value factors of construction land is mainly composed of plot ratio, land area, land development costs, land USES and market situation of supply and demand;Farmland value factor is mainly determined by the farmland productivity, including climate condition, soil conditions and environmental conditions, terrain conditions, irrigation crops market price level, agricultural product market supply and demand as well as the types of crops, etc.;Regional economic conditions factors mainly through different location convenient transportation of land, market flourishing degree, state of the urban planning and land position affects the economic benefits of land output, thus affect the value of land development rights.Taking Shanghai as an empirical area, from the industrial, commercial, residential land use land to the land development rights pricing.Then, this paper discusses the Shanghai land development current situation and problems of the practical application and puts forward relevant policy Suggestions.At present, our country did not establish a system of land development rights, but the existing land rights trading implies the circulation of land right to development, the market price of land rights includes the price of land development rights.In fact, our country’s land right to development is attributable to the state, the exercise of power by strictly limited, the content of rural land property rights is incomplete;Farmers can’t directly involved in land deals, get compensation does not include land development rights value;Most of the land development rights revenue is the winner of the government and development of builders, in addition, the village collective land compensation fees for the intercept or misappropriate or for compensation will make another he, etc., the farmers’ land development rights revenue was a serious violation.To solve these problems, this article proposed that our country should set up as early as possible land development rights, clear property right, perfect the farmland property right system in our country;Formulate scientific and reasonable valuation of land right to development of technology and science income allocation standard specification;Determine the distribution of economic compensation and the right to development with the combination of reasonable compensation standard, the establishment and the combination of the social security system.Finally, the research analysis and put forward the conclusion and prospect.This article embarks from the value of land right to development, through the influence degree of various influencing factors on the value to determine the rights of all people should share the value of a share and got some valuable conclusions.The results show that the land for commercial and residential land development rights value is much higher for industry;High quality development of farm land for industrial use of value, followed by the factors such as traffic conditions, the area of the block minimal impact on the land development unit price;Village collective, the government and the farmers have the right to participate in land development rights value distribution, and suggested that the government enjoys a 10% share in the form of relevant taxes, village collectives and farmers enjoy a 90% share of the village collective except collective construction land development rights should be average value share allocated to the members.