论文标题:农用地价格评估研究
Research on Agricultural Land Prices Valuation
论文作者 路婕
论文导师 吴克宁,论文学位 硕士,论文专业 土壤学
论文单位 河南农业大学,点击次数 124,论文页数 75页File Size3223k
2003-06-01论文网 http://www.lw23.com/lunwen_120078637/ 农用地价格;农用地价格评估方法;农用地分级;农用地质量价格;农用地转用价格;农用地征用价格
agricultural land price;agricultural land valuation method;agricultural land quality price;agricultural land transform price;agricultural land expropriation price
农用地估价工作是新一轮国土资源大调查的重要工程项目之一，也是适应土地使用制度改革和土地管理事业发展的需要而开展的重要工作。本文就此课题对农用地价格评估理论及其方法进行了探讨：从农用地的含义出发，根据农用地的流转方式将农用地价格分为农用地质量价格、农用地转用价格以及农用地征用价格。针对不同农用地价格类型应用不同的估价方法测算其价值，初步构建了农用地价格评估体系，并以嵩县农用地价格评估为例作了实证研究。在应用过程中得到的主要结论如下： (1)当农用地不改变使用用途在农村集体组织内部流转时，其流转价格的评估主要是对农用地质量价值的评估，其价值仅决定于该地块的收益能力或收益水平，并不反映转作它用后可能的价格水平。鉴于此，可以用投入——产出的方法来计算取得的纯收益，估算地价。在实证研究中，选择收益还原法及模型法来计算。农用地质量价格为农用地使用权的承包、租赁、入股、转包、拍卖、抵押等具体价格的计算提供依据。 (2)农用地转为建设用地，评估地价时，选用了两种方法来计算：假设开发法和社会价值量化法。经验证，假设开发法能够依据预期收益的原则，评估出地块发挥其最佳使用价值时的价格。而社会价值量化的方法在农用地估价方法中，不能很好的反映区域的差异，主要是指影响农用地价格的区域因素和一般因素(如区位条件，社会经济环境，农产品供求状况，土地利用规划等)的差异，反而体现了一种平均的思想，这不利于体现土地市场的公平原则，影响市场竞争机制的发挥。 (3)农用地征用价格是国家为公益目的对农村集体土地的强制征用过程中发生的价格，其主体是征用补偿费用。根据征用后的土地利用性质，将征地分为公益性征用和经营性征购。对于农用地的经营性征购价格及具有盈利性的公益性征用价格，遵循价值规律拟按照农用地转用价格来确定。对丁非盈利性的公益性征用价格，在征用过程中，按照国家怀准征地费用为被征地块前3年收入的6l0｛g为依据，征地费的补偿倍数虽较以往有所提高，但在实际应用过程中，仍不能保障农村集体对剩余劳动力的安置补助。采用了农用地的社会保障价值估算方法对嵩县农用地征地价格进行实际计算，通过对两种计算方法的结果比较，认为社会保障价值法的结果较为满意，能够为农用地征用补偿费用标准提供依据。 本文在利用己有的评估方法对农用地的各种价格进行测算之后，又讨论了将农用地作为一种自然资源，对其无形价值进行评估的可能性，以期为农用地估价找到一种更实用的方法。
Agricultural land valuation is one of the important projects in the new national survey of land and resource, which is significant work for the reform of land use system and the development of land management. This paper discussed the theories and methods of agricultural land valuation. Beginning with the agricultural land connotation, agricultural land price was divided into three types-agricultural land quality price, agricultural land transform price and agricultural land expropriation price according to agricultural land transference ways. This paper indicated that the different valuation methods were adopted according to different agricultural land price types and establishes the agricultural land price system taking Song County in Henan province as an example. During the application, some primary conclusion were gained as follows:When the agricultural land transfers inside rural collective not altering its use, its price was estimated to the agricultural land quality value. Its value was only decided by its income ability or income level, but it couldn"t reflect the possible value of the other use after altering. Therefore, the investment-product method could be used to calculate the pure income and estimated the land price. In the practical research, the price was calculated with the income-discount and model methods. The agricultural land quality price could provide the foundation for the agricultural land use rights of contracted, lease, system of stock share, re-contracted, auction, mortagage, and others like this specific prices.In this paper, two methods were adopted when the agricultural land changes to construction land, that was the hypothetical development method and the social value assessment method. The research proved that the first method could appraise the plot"s price when it reached the best use value. While the social value assessment method couldn"t reflect the difference among the districts very well, including the area and the ordinary factors which influenced the price, such as location condition, social economic environment, product supply and demand situation, land planning and so on. It embodied some kind of average thoughts, which wasn"t fit for the market"s fair principle and affected the development of market competition mechanism.The agricultural land expropriation price come from the compensation fare that the government should pay when expropriating the rural collective. According to the land use character after expropriating, this study divided the land expropriating into two types- landexpropriating purpose for commonweal (including nonprofit-making and profit-making) andrunning land requisition by purchase. For the latter type and the profit-making land requisition, following the value law, its price could refer to the agricultural land transform price. For the nonprofit-making land requisition, the compensation fare was 6-10 times of the average annual yield value in recent three years according to the national rules. Though the multiple had been improved than ever, in practice it couldn"t ensure completely arranging the rural residual labor. According to the Rules of Agricultural land Valuation formulated by the Ministry of Land and Resource, this research calculated the agricultural land expropriation price of Song County by using the social safeguard value method and made a satisfying result. So, the price estimated by this method could provide the foundation for constituting the compensation standard.After testing and verifying the previous assessment methods, this paper discussed the possibility that by using a new method taking the agricultural land as a natural resource to estimate its intangible value which aimed for the more practical agricultural land valuation method,
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