Evaluation And Comparative Research On Benchmark Land Price Of Collective Operational Construction Land Based On Reform Pilot

The amendment of the “Land Administration Law of the People’s Republic of China” in 2019 indicates that the entry of collectively-operated construction land into the market has gone from a reform pilot to a legal level.The comprehensive advance market entry reform urgently needs to establish a benchmark land price system to guide market entry transactions.However,the “Technical guidelines for collective construction land grading and benchmark land price evaluation” is still a draft for comments,and it faces practical difficulties such as few cases of land transactions,inadequate price performance,and lack of comparability between cases,making it difficult to evaluate the benchmark land price of collective-operated construction land.Also,the connotation of the general objective of entering the market “same place,same rights,same price” is not clear.It affects the construction of the benchmark land price system to a certain extent.First,the meaning of “same land,same right,same price” and the traditional rating method were analyzed and discussed.And then,the reform pilot Yiwu city was taken as an example.Its collective land benchmark land price was evaluated by the revision method,following the technical route of “pricing by grade” and based on the theory of “same land,same rights,same price”.Furthermore,this result was compared with the results of conventional methods.At last,seven reform pilots were selected for comparative analysis in three aspects: grading method,valuation method,and land price level,intending to provide a reference for the subsequent evaluation of the benchmark land price for collectively-owned construction land.Research results:(1)Two major classification indicators of macro-trend and micro-differences are selected to divide collective commercial land in Yiwu into seven levels and collective industrial land in three levels.(2)The “three-same” modified method calculates that the collective land price of Yiwu City is 656-7221 yuan/m2,the income capitalization method is 875-7250 yuan/m2,and the market comparison method is 760-7310 yuan/m2;price of collective industrial land measured by the revised method is 426-683 yuan/m2,and the cost method is estimated to be 356-810 yuan/m2.(3)On the grading technology route,the pilot areas are divided into two categories: direct grading,first classification,and then grading.In the valuation method,the income capitalization approach method is used to measure the commercial land,and the cost approximation method is used to measure the industrial land.The revised method is often used as a supplementary measurement.(4)The collective commercial land price in the pilot area is 160-7120 yuan/m2,and the collective industrial land price is 90-759 yuan/m2.On the whole,the collective commercial land price is about 50.20% of the state-owned and the industry is about 73.42% of the state-owned.Research conclusions:(1)“Same land,Same right,Same price” means the same place,the same current state,the same planned collective and state-owned land have the same use power,and have the same price formation environment,ultimately achieve the same type of land have equal price.(2)In the initial stage of the collective construction land market,the land price system should consider differences and guide the same rights and prices.Based on the connotation of “same land,same rights,same price”,the revised method of calculating the benchmark land price of collective land is an effective method to balance the price of urban and rural land at the initial stage of market entry.(3)In the selection of evaluation parameters,the return interest rate for collective land restoration should be higher than that of state-owned land,and the cost of land acquisition can be measured from the perspective of change in use.(4)Collective commercial service and industrial land price levels show significant differences and regional convergence.