Land Tenure in the Changing Peri‐Urban Areas of Ethiopia: The Case of Bahir Dar City

Ethiopia's urban expansion and development strategy has been based on the acquisition of land by government from adjacent peri‐urban areas. The land in the peri‐urban areas is predominantly agricultural in nature, and it has been held by local farmers or landholders. This article aims to examine the nature of urban expansion and development from the perspective of the land rights of the local peri‐urban landholders. To achieve this purpose, it has employed a case‐study approach. As urban territory extends into adjacent peri‐urban areas, the land rights of local landholders are expected to be automatically cancelled and transferred to people who can pay for a lease. This shows that very little attention is paid to the land rights of local landholders in peri‐urban areas in the process of urban expansion and development. Therefore, it is not difficult to imagine that local landholders in those areas have a prevailing sense of insecurity about their land.     

浅析农村征地补偿的保障度

我国快速城镇化进程导致了大量的农用地被征为非农用地,而征地过程伴随土地权益的调整引发了大量的征地冲突和侵权事件。所以本文主要针对在农村土地征收过程中出现的农民权益受到侵害以后补偿不合理的情况,从征地、维权机构和土地估价三个方面进行浅略分析,并大胆提出了个人的想法和解决措施。     

搞好土地登记服务社会经济

土地登记制度是国家的一项法定制度。《中华人民共和国物权法》确立了不动产统一登记制度。土地是最重要、最基础的不动产,土地登记是不动产登记的基础。土地登记是将国有土地使用权、集体土地所有权、集体土地使用权和土地抵押权、地役权以及依照法律法规规定需要登记的其他土地权利记载于土地登记薄公示的行为。我国的土地登记具体工作由县级以上人民政府土地管理部门负责,经县级和县级以上人民政府批准后,根据国家有关土地确权和土地登记的规定,依照法定程序,对土地所有权和使用权进行注册登记、确认、发放土地证书。     

Urban Ecological Enclosures: Conservation Planning,Peri-urban Displacement,and Local State Formations in China

Across contemporary China, city governments are unevenly territorializing peri-urban villagers’ land and housing by creating new urban ecological conservation sites. I analyze this emerging form of what I call ‘ecological territorialization’ through three interrelated spatial practices: comprehensive urban–rural planning, peri-urban ‘ecological migration’, and the distribution of institutional responsibility for conservation site financing, construction and management. Detailing this triad of territorializing practices renews attention to the relationship between conservation classifications that justify state intervention, uneven displacements of people from rural land and housing, and site-specific capitalizations that collectively consolidate urban government control over rural spaces. These practices emerge stochastically as state, private, and semi-state institutions capitalize on conservation projects in the context of legally and constitutionally underdefined land use rights and ecological land designations. In the current post-socialist moment of urban ‘greening’, these practices are key to producing frontiers of land-based accumulation and extending local state control across the peri-urban fringe. Urban ecological enclosures not only remake city-level state power but also shape rural people's relationships to land, labor and housing.     

土地发展权跨区域流转的现实与前景——一个分析框架

土地发展权虽未作为一项正式的制度设置,但事实上作为地方政府进行"制度创新"的重要工具,为经济增长和城市化扩张做出了实质性贡献。同时,这种颇具中国特色的土地发展权流转机制具有渐进性特征,正深刻影响中国土地产权制度改革进程。本文在总结我国土地发展权跨区域流转的理论、制度和实践基础上,对土地发展权跨区域流转的前景进行了一个框架性的拓展分析。研究发现,因城乡二元土地制度的异质性,土地发展权跨区域流转将存在迥异的发生机制。国有土地发展权可围绕"建设用地节余指标"这一具象载体进行跨区域流转,农村土地发展权则可围绕特定的"发展权标准单位"这一虚拟载体进行跨区域流转。在此基础上,本文从改革方案、机制设计、交易市场等方面提出了建议。     

The impact of EU accession on Turkish industrial relations and social dialogue

This article examines whether the European Union membership process is transforming the ‘deep structure’ of Turkish industrial relations. We make an attempt to illustrate this through the prism of Turkish experience in social dialogue regarded as an indispensable tool of the European social model. Turkish industrial relations is characterised by restrictive labour laws, employer hostility to unionisation, a large informal economy and labour market, and strong state intervention, which have historically constituted the main elements of ‘the deep structure’ of Turkish industrial relations. In procedural terms, the institutions for social dialogue have been established but the influence of the social partners is limited because of the dominance of the state and the weakness of labour. The existing attempts at developing social dialogue rest on shaky foundations emanating mostly from the state's and employers' disrespect of basic labour rights.     

Debating the State in Private Housing Neighborhoods: The Governance of Homeowners' Associations in Urban Shanghai

This article examines the transformation of state power in urban China by investigating how the state governs a newly emerging type of neighborhood organization connected with housing privatization, the homeowners' association (HA). Based on a series of extensive field research visits in Shanghai from 2006 to 2012, it analyzes the contradictory rationales behind HA policies in Shanghai, and elaborates the debates between state actors and non‐state actors on the boundary of state intervention. It finds that the state in Shanghai has engaged multiple goals in its governance of the HAs: regularizing the real estate market, promoting self‐organization at the neighborhood level, and channeling homeowners' participation in urban politics. The neoliberal rationality of governing through subjects' autonomy and a tradition of the socialist discourse on party leadership co‐exist in the state's toolkit for governance. But the state's capacity to coordinate these different governing techniques varies across fields. I highlight the dilemma a non‐liberal state confronts in cultivating self‐organizing and self‐responsible individuals. This contrasts with some of the studies on ‘China's neoliberal state’, which argue that the bureaucratic system has been resilient in coping with the contradictions and imbalances inherent in neoliberalism.     

论组合优化出让规制下的地价博弈均衡与对策

作为中国住宅商品重要投入要素的土地,其价格对房价的影响不可小觑,而转型期地方政府有形之手及土地自身固有特性导致的土地市场失灵和地价失效,必须通过政府之手实行价格经济规制再造,以达到市场的理性回归.本文从利益各方地价博弈视角切入,构建中央与地方、地方政府与开发企业间的地价博弈模型,由于利益各方博弈行动相互牵制,纳什均衡结果表明中央政府为了稳定房地产价格须采取组合优化供给地价规制,实现土地市场的平稳发展,而地方政府则退而求其次,采取组合优化出让土地,迎合中央地价规制政策,实现自身目标效用的次优化.在地方政府与企业的土地出让博弈中,唯有采用组合优化土地供给规制方式,加大土地招标出让方式的比重,才能达到规制地价的效果.     

城市土地储备制度的异化与重构

我国实行城市土地储备制度的目的在于推进城市存量土地市场化改革,保障土地资源合理利用,促进城市综合开发与均衡发展。然而,一系列制度变迁导致地方土地储备工作逐渐偏离其初衷,成为地方政府追求利益最大化的工具。只有削弱或者消除制度变迁对地方政府价值选择产生的边际影响,才能使其价值取向回归。为此,可以考虑采取加大中央财政转移支付力度、改革土地出让金缴纳方式、剥离土地储备机构开发经营职能等措施。     

城市化进程中的农用地流转

从我国城市化进程和土地改革趋势以及坚守18亿亩耕地红线的背景入手,探讨了农用地流转与18亿亩耕地红线的关系。认为农用地流转可提高耕地利用效率,有助于促进耕地整理、复垦,增加耕地面积,有助于保障农民的权益。但农用地流转也会造成土地利用总体规划实施困难,存在强制流转等风险,针对此风险提出了构建农用地流转市场、加强土地流转监管等完善农用地流转机制的对策建议。     

Financing China's Suburbanization: Capital Accumulation through Suburban Land Development in Hangzhou

China's rapid urbanization has resulted in substantial suburbanization over recent decades. However, limited research has been conducted into how land‐based capital is mobilized, accumulated and circulated within the circuits of the capital accumulation process, or how land‐based capital is used to finance massive investment in suburbanization by China's local governments, especially since the trend in land commodification during the 2000s. We examined the capital switching experience in the city of Hangzhou and our findings indicate that local governments have attempted to simultaneously strengthen housing development and industrial growth. In contrast to experiences of suburbanization in Western countries, a real estate boom during the early days of suburbanization in Hangzhou was not necessarily the result of diversion of excess capital from over‐accumulated investments in the manufacturing industry. Rather, it was a consequence of capital accumulation facilitated by land‐reserve systems and land‐based financing of infrastructure orchestrated by local government. Local governments and their affiliated land‐reserve centers and local investment platforms have acted as entrepreneurs by using profits from suburban property development to subsidize industrial investments and fund the infrastructure‐supported expansion of outer suburbs. These findings highlight the potential risks of land‐centered accumulation and provide important reflections upon the theory of David Harvey in the context of urban China.     

房地产税改革与土地财政困局破解——基于对地方财政影响的情景分析

地方政府过度依赖土地出让收入是当前中国公共管理面临的重要难题。改革房地产税制并触发土地制度的连锁反应是破解中国土地治理困局的基本出路。通过预测不同改革方案下典型城市住房相关土地财政收入变化,评估房地产税替代土地出让（纯）收益成为地方支柱性收入源的前景。研究发现,如果合理设计覆盖城市存量和新增住房的房地产税,可在短期内保证地方土地财政收入的相对稳定,并在远期实现房地产税替代土地出让金成为地方财政支柱的目标,增强土地财政收入的可持续性。近期政府应改变“重流转、轻保有”的状况,将房地产税培育成为地方主体税种,远期应推进城乡一体化土地市场体系、土地出让制度和土地增值税制度联动改革,使地方土地财政收入从以一次性的土地出让纯收益为主向以持续的房产保有税、土地增值税等为主转变,促进政府土地管理本位职能回归,破解土地财政与政府治理困局。     

Exclusion and Informality: The Praetorian Politics of Land Management in Cairo,Egypt

Since the late 1970s, Western aid agencies, including the US Agency for International Development (AID) and the World Bank, sought to assist the Egyptian government in planning its capital, Cairo. The aim was to foster an administratively competent Egyptian state able to respond, for example, to informal urbanization of the city's agricultural periphery by channelling the city's growth into planned and serviced desert sites. However, these initiatives were almost entirely unsuccessful. Egyptian officials rejected engagement with the informal urbanization process. The projects became enmeshed in bureaucratic struggles over control of valuable state desert land. This article examines these failed planning exercises, first, in order to assess what they indicate about Egypt's authoritarian dispensation of power, in place since 1952 but challenged in the February 2011 overthrow of President Husni Mubarak. It concludes that project failure is diagnostic of the regime's exclusionary nature and the presence of autonomous centres of power such as the Egyptian military. Secondly, the article looks at how this political order shaped Cairo's largely uncontrolled growth by constraining the Egyptian state's capacity to manage it. Thus, urban planning in Cairo reveals how authoritarian power relations have been inscribed upon Egyptian social space.     

Equity,Fairness and Justice Implications of Land Tenure Formalization in Cameroon

This article examines Cameroon's modern land policy. Initially, it traces the policy's roots to the colonial era. As the only African country that came under the control of three European colonial powers, viz. Germany, Britain and France, Cameroon provides a unique opportunity to understand colonialism's influence on Africa's persistent land problem. This is because the problem is structurally embedded in the historical processes of colonial rule. The heart of the article focuses on the policy's provisions for land tenure formalization, especially the land titling process. Of interest are the implications of this process for questions of equity, fairness and justice as they relate to access to land in the country. It suggests that, contrary to what proponents claim, land tenure formalization is not a panacea enabling capital accumulation for all. The article marshals evidence to show that the land tenure formalization requirements in Cameroon have effectively served to aggravate socioeconomic inequalities in the country. This is especially because the requirements favour societal elites, including bureaucrats, politicians and entrepreneurs. The article concludes that, by making government‐issued land titles the unique testament to landownership, the country's indigenous authorities have aggravated the problem of inequitable, unfair and unjust access to land that they inherited from their colonial predecessors.     

房地产市场中的政府行为外部效应解析

1988年建立的土地有偿使用制度,实现了我国土地产权的市场化,对培育土地市场和促进经济发展发挥了重要作用,但土地产权的界定不够明晰,缺少外部效应内部化的政策机制,引发土地市场的一系列问题.借助新制度经济学的分析框架,从土地产权的角度分析了政府行为对土地市场的影响,并运用特征价格法,对广州市地铁二号线和内环路建设的实例,分析评价了政府行为对土地价值的影响.最后从完善土地产权的角度探讨了政府在土地市场中的角色和作用,指出由于缺乏对政府行为引起的"得益"和"受损"的应对机制,导致政府利益受损和土地市场的不公平与不确定性,需从土地产权角度出发,完善相关政策.     

城市闲置土地的生成机理及治理

由于现行闲置土地治理体系的不完善,部分土地资源遵循一定机理转变为了闲置土地,加剧了土地市场的混乱无序状态,造成了资源和资产的浪费,严重阻碍了经济社会的可持续发展。通过制度分析方法,探究其内在机理、现实根源与治理架构,得出以下结论:土地闲置的政治成本和经济成本很小而利润巨大,进而在政府原因、企业原因和历史原因的直接影响下出现大量的闲置土地,因此要从完善法律制度建设,改变土地闲置巨大利差的现实入手,构建闲置土地治理框架,并在相关配套建设的支撑下有效解决闲置土地问题。     

我国耕地集约利用问题研究——以黑龙江省逊克县为例

耕地集约化利用则是当前我国人多地少、耕地面积和质量日益下降的时代背景下的必然要求和发展方向。本文以黑龙江省逊克县为例。从投入强度、产出效果、利用程度3方面构建了适合县域特征的耕地集约利用评价指标体系,从空间上对2006年逊克县各乡镇耕地集约利用差异性进行了综合评价。结果表明：逊克县在耕地集约利用方面取得了一些进步,但由于经济的快速发展,建设用地面积大幅增长,耕地非农化现象突出,农村劳动力将会逐步流向非农产业,导致耕地利用效率降低,同时由于自然灾害、水土流失、农业结构调整等原因,导致耕地资源数量和产出水平有明显降低,总体上各乡镇耕地集约利用水平不高。为了进一步提高逊克县耕地利用的集约水平,必须从加强农业基础设施建设、用地结构优化以及增加农业投入等几个方面加强管理。     

地价与房价关系探析

在对房地产市场结构、运行模式分析的基础上,分析并阐述地价与房价之间的关系。为了清楚揭示这二者之间的关系,首先对“地价是否是房价的决定因素”这个问题进行了探讨,并在此基础上从市场角度出发,沿着市场→房价→地价这条主线,揭示在市场作用下受供求关系的影响房价不断攀升,而且有力推动地价上涨。接着,继续研究地价、房价的变动对房地产市场所产生的影响,揭示了当前地价、房价的上涨不但没有降低需求热度,反而使开发商和购房者的购买欲更旺,市场的供求差距进一步拉大,以此形成一个循环正反馈链。最后,针对房价上涨,对中央政府和地方政府的协调行为提出了几点建议。     

失地农民权益流失的政府责任——基于委托代理理论的博弈分析

随着我国国民经济高速发展,农地非农化的速度达到了前所未有的程度。强制性的政府征地行为,一方面有效保障了城市建设的土地供给;但另一方面也严重侵害了失地农民的权益。所以要研究我国失地农民问题,就必须将政府作为一重要研究对象。从中央与地方政府之间委托代理的角度,分析问题,以期为完善政府行为、保障失地农民合法权益提供有益的参考。     

土地财政与土地市场管理

城市土地市场的混乱会降低土地配置的效率,不利于经济的可持续发展及社会的和谐稳定。城市土地市场的混乱有诸多原因,而地方政府的土地财政是其根源。在剖析城市土地市场混乱原因的基础上,阐述了土地财政的原因与后果,论述了权力寻租与市场秩序的关系,并提出了相应的对策措施。