我国国有划拨土地使用权处置与地价评估研究

发布时间：2018-06-16 04:49

本文选题：国有划拨土地使用权 + 资产处置　；参考：《南京师范大学》2015年硕士论文

【摘要】：国有划拨土地使用权是我国土地公有制的产物,与高度集中的计划经济体制相适应。随着我国社会主义市场经济体制的建立以及土地使用制度改革的深入,国有划拨供应方式已经陷入了“路径锁定”的低效状态。尽管经过三十多年的土地使用制度改革,我国已基本实现了有偿、有限期的土地供应方式,但是城市存量土地中的划拨土地无论是规模还是涉及面都较大,存在的问题较多。盘活城市划拨土地,逐步取消城市二元供应方式,需要我们从制度、立法、管理等方面共同推进。本文聚焦“国有划拨土地使用权”这一关键词,在现有的理论和实践基础上,针对现行制度体系中的一些不足之处,拾遗补缺,提出一些观点、理论和方法。全文共分四个部分：第一部分,回顾我国建国以来城市土地使用制度演进的四个阶段,分析国有划拨土地使用权的内涵、特征和权能,指出城市划拨土地供应方式存在的问题和原因,并运用经济学中的外部性理论,运筹学中的博弈理论,结合土地产权理论和地租理论,对比分析了我国大陆地区的划拨土地使用权制度与国外及香港、台湾地区公有土地管理制度的异同点,进而提出了应逐步废除国有划拨土地使用权的供地方式,建立土地资源的市场配置机制,实行公平公正的一元供地方式的建议。第二部分,进行国有划拨土地使用权产权界定,对比分析了出让、租赁、作价出资(入股)和授权经营四种处置方式的优缺点和适用范围；根据我国国有划拨土地的具体情况,将国有划拨土地使用权分为公益性、企业性和个人性三种类型,并分别设计了相应的处置方案。第三部分,国有划拨土地使用权处置的核心问题是地价评估,本文在界定地价内涵的基础上,通过对国有土地使用权价格的影响因素进行分析,探讨出国有划拨土地使用权价格评估的技术路线和方法,即采用收益还原法、市场比较法等方法评估商业、住宅和工业用地的国有划拨土地使用权价格,采用敏感性分析、土地用途转换原理评估其他类型用地的国有划拨土地使用权价格。第四部分,以中国铁路总公司土地资产处置及使用权价格评估为实例,设计对其土地资产的处置方案,并开展评估工作,以进一步论证本文研究成果的可行性。
[Abstract]:The right to use the state-owned allocated land is the product of the public ownership of the land in our country, and adapts to the highly centralized planned economy system. With the establishment of socialist market economy system and the deepening of land use system reform, the supply mode of state-owned allocation has fallen into the inefficient state of "path locking". Although after more than 30 years of land use system reform, our country has basically realized the paid and limited land supply mode, but the allocation of land in urban land stock is large in both scale and scope, and there are many problems. It is necessary for us to push forward the system, legislation and management in order to activate the urban land allocation and gradually abolish the dual supply mode of the city. This paper focuses on the key word of "the right to use the land allocated by the state". On the basis of the existing theory and practice, aiming at some deficiencies in the current system, the author puts forward some viewpoints, theories and methods. The paper is divided into four parts: the first part reviews the four stages of the evolution of urban land use system since the founding of the people's Republic of China, and analyzes the connotation, characteristics and power of the right to use the land allocated by the state. This paper points out the problems and causes of urban allocation land supply mode, and applies the externality theory in economics, the game theory in operational research, the land property right theory and the land rent theory. This paper compares and analyzes the differences and similarities between the land use right system in mainland China and the public land management system in Hong Kong, Hong Kong and Taiwan, and then puts forward that the land supply mode should be gradually abolished. To establish the market allocation mechanism of land resources and to implement fair and equitable monolithic land supply mode. In the second part, the author defines the property right of the land use right of the state-owned allocation, and compares and analyzes the advantages and disadvantages and the applicable scope of the four disposal methods, namely, the transfer, the lease, the price contribution and the authorization to operate, according to the specific situation of the state-owned allocated land in our country. The right to use land allocated by the state is divided into three types: public welfare, enterprise and individual humanity, and the corresponding disposal schemes are designed respectively. In the third part, the core problem of the disposal of the right to use the state-owned allocated land is the evaluation of the land price. On the basis of defining the connotation of the land price, this paper analyzes the influencing factors of the price of the right to the use of the state-owned land. The paper discusses the technical route and methods of the price evaluation of the right to use the state-owned allocated land, that is, using the method of income reduction, the method of market comparison, and so on, to evaluate the price of the right to the use of the state-owned allocated land for commercial, residential and industrial land, and adopts sensitivity analysis. The principle of land use conversion assesses the price of land use right allocated by the state-owned land for other types of land use. The fourth part, taking the land asset disposal and the price evaluation of the right of use of China Railway Corporation as an example, designs the disposal scheme of its land assets, and carries out the evaluation work, in order to further prove the feasibility of the research results of this paper.
【学位授予单位】：南京师范大学
【学位级别】：硕士
【学位授予年份】：2015
【分类号】：F301.3

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