Study On Rural Collective Construction Land Transfer Market Based On Game Theory Construction

With the rapid advances of China’s urbanization and industrialization,urban construction land resources is increasingly scarce,and the demand of land market for collective construction land is further expanding, so that the value of rural collective construction land assets is becoming more evident.Currently the collective construction land circulation is widespread.Compared to the rapid development of circulation practice, the formulation of relevant laws and theoretical researches in our country in terms of the collective construction land transfer lag slightly,and it leads to many problems in the aspect of rational use of land, the interests of farmers protection and harmonious society’s construction.Therefore, this is an urgent problem on how to scientifically master the inner running mechanism of rural collective construction land conversion, determining the collective construction land whether or not to transfer, find out the key point of conversion and how to regulate the collective construction land conversion institutionally. This paper on the base of field research and larger number of relevant literature, it fully studies rural collective construction land conversion and addresses optimized path of conversion mechanism according to existing problems.Viewing to provide government theoretical foundation and policy proposals of how to manage collective construction land conversion scientifically and effectively.The main research conclusions of this paper as follows:(1)Through set up tripartite game model, after analysis of repetitive game among transferor(collective economic organizations), the transferee(corporation), regulators(local government),the final mixed strategy Nash equilibrium is: outward transfer collective construction land; inward transfer collective construction land; allow collective construction land to transfer. So open collective construction land conversion is inevitable trend of socioeconomic development.(2)After comparative study of Beibei District of Chongqing and Nanshan District of Shenzhen, and found both districts have common problems in terms of rural collective construction land conversion as follows: land transfer phenomenon is widespread and easy to cause disputes; subject of circulation isn’t explicit or economic relationship is complicated; incomplete income distribution mechanism of circulation; change the nature of land-use without authorization and phenomenon of unordered land-use is serious; lack effective regulations and supervision. While the difference shows farmer’s willingness of circulating land is strong in Beibei district, but with greater scruple; the scale of land-circulating is small; in addition,intermediary organizations are not sound enough. However, in Nanshan district, farmer’s willingness of developing land independently is strong,and they don’t want to transfer land; the difficulty of circulating land is high, which has affected the development of urban function; and the rent-seeking problems are prominent during circulation and farmer’s interests get damaged.(3) According to the data of field research,relevant statistics and valuation data from experts, using AHP- fuzzy evaluation,selectingfour criteria layer including market activity, the degree of perfection system, market service system, the level of ordered supervision, appraise the degree of health about rural collective construction land conversion market for both districts.The health degree in the circulation market of collective construction land of Nanshan district is better than Beibei district; the main factors affecting collective construction land circulation are:whether or not the circulating subject and object is explicit; size of land value, profit’s equitable distribution,the establishment of united market and so on.(4) Under the guide of a series of principles which conform to the planning, accord with annual plan of farmland,submission for approval according to law and the requisitioncompensation balance,constructing healthy market of rural collective construction land transfer and completing service and supervision system of circulation market.