【作者】 张寅；

【导师】 冯友建；

【作者基本信息】 浙江大学 ， 人文地理学， 2012， 硕士

【摘要】 改革开放以来,随着我国社会主义市场经济体制的不断完善,土地交易市场的快速发展,国家政府对土地市场的管理工作也越来越重视。虽然,我国的土地一级市场不再施行只通过行政划拨的方式出让土地使用权的“单轨制”,但是,由于历史原因,各地仍然存在大量的闲置划拨用地,非法出让、出租、抵押划拨土地使用权的现象也时有发生。这些状况的存在,不仅造成了我国土地资源的浪费,还扰乱了土地市场正常秩序。因此,为盘活划拨土地存量,规范土地交易市场,维护土地所有者利益,保障划拨土地使用者权益,划拨土地使用权权益价格的评估工作显得尤为重要。目前,无论是在政策法规层面,还是学术界,对于划拨土地使用权权益价格的评估方法还没有达成统一认识,这对于土地交易市场的规范及管理工作是非常不利的。因此,本文将以如何更加科学合理地测算划拨土地使用权权益价格为研究目的,以地租地价理论、生产要素分配理论、收益分配理论、城市土地增值理论、区位理论为理论依据,深入分析划拨土地使用权的价值属性、价格内涵构成,进一步分析探讨现有划拨土地使用权权益价格评估方法的缺陷与不足,并在此基础上,以期寻找一种更加科学合理的新的估价方式。遵循以上思路,本文将基于权益分配思路来进行划拨土地使用权权益价格的测算。在理论研究的基础上,首先筛选出影响划拨土地使用权权益价格的影响因素以及影响因子,其次通过特尔菲法、因素成对比较法、层次分析法等定性与定量相结合的赋权方法,对上述影响因素及影响因子进行赋权评分,测算划拨土地使用权权益分配系数,建立权益分配模型,测算划拨土地使用权权益价。本文以浙江省常山县为实例,通过实际运用文中所提出的评估方法,进一步验证其科学性、合理性以及可行性。最后,文章还与基准地价更新研究相结合,提出了划拨土地使用权权益基准价的计算思路、操作方式及政策建议,以期为改进及完善我国划拨土地使用权权益价格评估方法和评估体系,规范土地交易市场,提供技术支持。更多还原

【Abstract】 Since the reform of the Chinese economy, the central government has payed more attention to the land market management as the rapid development of the Chinese economic system and the land transaction market. But, there are many cases that lands are poorly organized, illegally transferred, rented or used as mortgage, except allocated by the government. This phenomenon results in not only the inefficient usage of natural resource but also disturbance market order.Right now, there is no agreement on the user rights evaluation methods, this plays a negative role in the land transaction market management. The evaluation method of the designated land is particularly important in activating the stock of the designated land, regulating the market, protecting the landlords’interests and the legitimate rights of the users. According to the land economics, rental premium theory, factors of production theory, theory of distribution of the value elements of the urban land value-added theory and location theory, I will deeply analyze the properties of the rights of the designated land and the value of such rights in this paper and also discuss the pros and cons of the existing method, and finally, find out a more scientific way of assessment.Following the ideas above, this article will calculate the use right price of assigned land base on the rights distribution model. Firstly, I’ll select the impact factors which influence the use right price of assigned land base on theoretical studies. Secondly, I will give weighting scores to the impact factors according to qualitative and quantitative analysis and use the Delphi method, the method of factors paired comparison, analytic hierarchy process to establish the rights distribution model, and then, I can calculate the right price of the use right of assigned land. Thirdly,In order to validate the feasibility, scientificity and rationality of the proposed assessment method, this article will take Changshan County(Quzhou, Zhejiang) as an example on the basis of the basic price update research in 2011 and apply the proposed assessment method to evaluate right basic price of the use right of assigned land.Finally, In order to provide technical support to improve the right price evaluation system and assessment method of the use right of assigned land, and standardize the land market, this article will combine the research with the research of urban land basic price evaluation and then put forward the thread, method and suggestion on the right basic price evaluation of the use right of assigned land.更多还原