Study On The Influencing Factors And Grading Of Homestead Price In The Surrounding City Under The Background Of Three Rights Separation

During the 40 years of reform and opening-up,China's urbanization and industrialization have developed by leaps and bounds,and the contradiction between supply and demand of construction land has intensified.At the same time,the idle rural land has caused a serious waste of rural land assets.In 2018,the central document No.1 put forward the concept of the three rights separation system of the homestead to stimulate the vitality of rural land.The new Land Management Law,as the result of the reform of "three plots of land ",further supports the implementation of the policy of three rights separation.A series of homestead system reform means that homestead allocation will gradually transite to market allocation.In the future,the homestead will be in the three rights separation transitional development stage.As a complex area of homestead trading behavior and price influencing factors,the surrounding city provides a large number of sample data for related research.Therefore,this study selected the Tongshan District of Xuzhou City as the study area,from the background of the three rights separation of homestead rights system and dominant value structure,to explore the surrounding area of the city housing price factors and grading methods.Under the background of the reform of the homestead,it provides theoretical support for the study of price influencing factors and grading by comparing the current law with the difference of the right system,circulation mode and value of the three-right separation homestead.This paper makes clear the current homestead system,policy and law,and analyzes the changing characteristics of the homestead rights system,which is mainly manifested in the complete usufruct function of the homestead use right.According to the level of human demand and the function of homestead,a complete value system of homestead is established,and it is found that the dominant value of homestead before and after the division of three rights changes from social security value to social security value and economic value.Meanwhile Found that transfer price for homestead can reflect the dominant value of homestead.To explore homestead transfer price formation and understand the actual situation in Tongshan District,we using the method of mathematical statistics to analyze the regional level of homestead transfer price factors for quantitative analysis by field visits,and questionnaires.studies shown that there are 9 factors affecting the transfer price of homestead,include the distance from the urban area,per capita net income of farmers,road accessibility,public facilities,public transport convenience,rural renewal,transportation planning,rural characteristics and features.In order to reveal the spatial distribution homestead price in Tongshan District,We used the multi-factor comprehensive evaluation method to grade the study area homestead,considering the influence of commercial service prosperity and infrastructure on the homestead price in the urban area.Based on the research on the influencing factors of homestead price at the regional level,371 villages in Tongshan District are taken as the grading units,and the grading factor system of the homestead is established.The spatial analysis of GIS is used to divide it into five grades,and critical value were 26.35,37.945,50.45 and 63.75.The price grade of homestead presents the spatial distribution characteristics of the circle structure with different levels of commercial service center as the core,which indicates that the surrounding areas of the city will be affected by different degrees of factors such as urban commercial service center,infrastructure and so on.According to the relevant regulations and the requirements of the Technical Guidelines for the Evaluation of Rural Collective Land Price,the grading factors are limited to the range of grading.The study proves that in the surrounding areas of the city,the influence of relevant factors of urban area must be taken into account when grading the land.In order to ensure the connection between the surrounding areas of the city and the urban land price level.