农户宅基地使用权退出价格形成机制探究

发布时间：2018-05-08 19:10

本文选题：宅基地使用权 + 有偿退出　；参考：《中国人口·资源与环境》2017年02期

【摘要】：农户宅基地使用权有偿退出是中国宅基地产权制度改革的基本方向,使用权退出价格形成机制是推进这一改革的主要难题。本文按照产权结构变化与使用权退出用途不同两个标准,将农户宅基地使用权退出划分为部分-公益、部分-经营、完全-公益、完全-经营四种理想类型,分析了不同退出类型的现行价格形成机制及其缺陷。初步研究发现:以耕地产值为标准的政府征地指导价是目前农户退出宅基地使用权的主要价格标准,它以低于耕地的价格标准征收农户宅基地,未能体现此类土地使用权的稀缺性;集体议价在经营性征地中剥夺了少数人的自由交易权;市场议价的合法空间狭窄。基于这些问题,文章按照国有土地与集体建设用地"同地、同权、同价"的原则,重新设计了一个以基准地价为标准的农户宅基地使用权退出价格形成模型。模型应用与案例比较发现,与耕地产值标准相比较,基准地价标准显示出良好的适用性与可行性:它同时考虑了供需关系、产权结构和政策干预等因素,在农户宅基地使用权不同退出情形中,均显著提升了土地使用权的转让价格,体现了宅基土地资源的稀缺性与产权转让的公平性,显示了公益性用地与经营性用地的差异,兼顾了政府、集体与个人收益。本文建议,在立法方面,修正《土地管理法》中以耕地产值标准作为征用农村建设用地参照标准的做法,改用基准地价标准;在模型运用方面,以地方政府公布基准地价的40%作为宅基地使用权转让估值标准的底线,经济发展水平较高、土地开发状况较好、土地市场活跃的地方,可以适度提高这一比例。
[Abstract]:The paid withdrawal of the right to use the homestead of the peasant households is the basic direction of the reform of the property system of the homestead in China. According to the two standards of property structure change and right to withdraw from use, this paper divides the withdrawal of the right to use the homestead of farmers into four ideal types: public welfare, partial management, complete public interest, complete management, and so on. This paper analyzes the current price formation mechanism of different exit types and its defects. The preliminary study found that the government land expropriation price, which is based on the value of cultivated land, is the main price standard for farmers to withdraw from the right to use the homestead, and it expropriates the homestead for farmers to be lower than the price standard for cultivated land. It fails to reflect the scarcity of this kind of land use right; collective bargaining deprives a small number of people of the right to trade freely in the management of land expropriation; the legal space for market bargaining is narrow. Based on these problems, according to the principle of "same land, same right and same price" between state-owned land and collective construction land, this paper redesigns a model of the withdrawal price of the right to use the homestead of farmers based on the standard land price. The model application and case comparison show that the benchmark land price standard shows good applicability and feasibility compared with the cultivated land output value standard: it takes into account the supply and demand relationship, property right structure and policy intervention, and so on. In the different withdrawal situation, the transfer price of land use right is significantly increased, which reflects the scarcity of residential land resources and the equity of property right transfer, and shows the difference between public welfare land and operating land. Balance the government, collective and individual benefits. In the legislative aspect, this paper suggests that the standard of cultivated land output value should be used as the reference standard for requisition of rural construction land, and the standard of land price should be changed to the standard of land price. Taking 40% of the standard land price announced by the local government as the bottom line of the valuation standard for the transfer of the right to use the homestead, the economic development level is higher, the land development condition is better, and the land market is active, so the proportion can be increased moderately.
【作者单位】：中央财经大学政府管理学院;
【基金】：国家社会科学基金重点项目“公共政策与改革协同研究”(批准号:14AZD016) 教育部人文社会科学研究规划基金项目“宅基地产权制度改革与农村社区治理创新研究”(批准号:11YJA810012)
【分类号】：F321.1

【参考文献】