| As an important part of the socialist market economy reform,the unified urban and rural construction land market has always been valued by the top-level design.The Third Plenary Session of the 17 th Central Committee of the Communist Party of China first proposed to ‘establishing a unified urban and rural construction land market gradually’.On this basis,the Third Plenary Session of the 18 th Central Committee of the Communist Party of China removed the word ‘gradually’ and emphasized‘establishing a unified urban and rural construction land market’,providing clear guidance for the subsequent market system reform.In 2022,the ‘Opinions on Accelerating the Construction of a Unified National Market’ was promulgated,proposing to improve the urban and rural land market and promote the free flow of factors.The report of the 20 th National Congress of the Communist Party of China emphasized the importance of unimpeded circulation of urban and rural factors once again.From a practical point of view,the separation of urban and rural construction land still exists,which hinders the free flow of urban and rural elements.It is urgent to build a unified urban and rural construction land market to break the barriers and promote the integration of urban and rural development.Academic research on the construction of a unified urban and rural construction land market is quite rich.Concept,principle,system and path,are all involved.But only few studies focusing on the institutional logic of construction.As a systematic project,the unified urban and rural construction land market needs clear institutional logic to guide practice and promote the orderly development of unified urban and rural construction land.Based on the above realistic and academic background,this study chooses Ningbo City as the object of field investigation of urban and rural unified construction land market.Firstly,the current situation of urban and rural unified construction land market in Ningbo is described in this paper.Combined with the background of the system reform of the national urban and rural unified construction land market,the evolution process of the urban and rural unified construction land market system in Ningbo is clarified.Secondly,based on the grounded research method,this paper introduces Williamson four-level analysis framework to analyze the urban-rural unified construction land market,clarifies the institutional logic of the urban-rural unified construction land market,and forms the institutional logic analysis framework.Thirdly,the framework is explained with the transaction cost theory and used to analyze case.The shortcomings of Ningbo in the process of building a unified urban and rural construction land market are found.Finally,around the three-levels of ‘institutional environment-governance structure-resource allocation’,the countermeasures for constructing a unified urban-rural construction land market are proposed.The conclusions of this study are as follows: 1.From the three-levels of‘institutional environment-governance structure-resource allocation’,the institutional logic of the construction of urban and rural unified construction land market is analyzed.The institutional environment level needs to form a complete institutional foundation from two aspects: clarifying the use and scope of entering the market.The level of governance structure needs to form an efficient operation system from five aspects:increase and decrease linkage mechanism,trading platform,primary and secondary market connection,benchmark land price and trading rules.The level of resource allocation needs to form a reasonable income distribution system from the two aspects of improving the initial distribution and redistribution.Finally,based on the complete system foundation,with the efficient operation system as the starting point,with reasonable income as the guarantee,the urban and rural unified construction land market is constructed.2.Based on the institutional logic analysis framework of ‘institutional environment-governance structure-resource allocation’,this paper analyzes the practice of building a unified urban and rural construction land market in Ningbo.From the perspective of transaction cost theory,the current unstable institutional environment in Ningbo City has improved the specificity of construction land;the imperfect governance structure increases the uncertainty of construction land transaction.;the unclear allocation of resources leads to the increase of construction land transaction frequency,which hinder the construction of unified urban and rural construction land market.3.In view of the current shortcomings of Ningbo,we can build a unified urban and rural construction land market from the following three levels: 1)At the level of institutional environment,the ‘place specificity’ of construction land can be reduced from three aspects: consolidating the foundation of urban and rural unified construction land transfer,promoting the entry of incremental construction land into the market,and gradually liberalizing the use restrictions of collective construction land.By improving the collective construction land disposal power to weaken the ‘asset specificity’.Finally,the top-level design is implemented first to reduce the specificity of the asset of construction land and reduce transaction costs.2)At the level of governance structure,the search information and information costs of transactions can be reduced by improving the cross-regional land index increase and decrease,and building a unified urban and rural construction land trading platform;the cost of negotiation and decisionmaking can be reduced by the two-way linkage of the primary and secondary markets of urban and rural construction land and the construction of a unified urban and rural benchmark land price standard;the cost of contract performance obligations can be reduced by constructing a unified urban and rural market operation trading rules to reduce.Finally,the improvement of transaction factors is realized to weaken the uncertainty of the environment and reduce the transaction cost of the market.3)At the level of resource allocation,a long-term and stable transaction relationship can be constructed from the two aspects of clarifying the initial distribution system and the redistribution system.Finally,the distribution structure is optimized,so as to reduce the transaction frequency of the asset of construction land and reduce the transaction cost.Combined with the above measures,the construction of urban and rural unified construction land market can be achieved. |
