农村集体经营性建设用地现状及入市问题研究*——基于东北三省部分地区调查

党的十八届三中全会提出允许农村集体经营性建设用地入市,与国有土地同权同价,为集体土地流转指明了新的方向。为了了解农村集体经营性建设用地的现状,入市存在的问题,该研究通过全面调查和典型调查相结合以及访谈的方式对东北三省的沈阳市、东港市、哈尔滨市、长春市进行实地调研,其中包括8县(区)、15个乡镇(街道)、164个行政村、33家典型企业。利用数理统计方法,分析东北三省农村集体经营性建设用地现状及存在问题。东北三省农村集体经营性建设用地现状特点为总量不大,单宗面积小;分布零散,主要集中于城乡结合部;隐形流转普遍,缺乏规范性的引导;利用粗放,效益低下。研究结论:农村集体经营性建设用地入市存在缺少法律依据和制度保障、产权不清晰、城乡规划不详细等制度方面的问题以及农村集体经营性建设用地基数不清,流转对象不明确、历史遗留问题较多、潜力有限、村集体对农村集体经营性建设用地入市认识不清等现实方面的问题。修订和完善相关政策法规,建立配套的法律制度、开展农村集体经营性建设用地专项调查和确权登记、建议在东北地区同步宅基地制度改革、按照"尊重历史、承认现实"的原则,协商解决历史遗留问题是有序推动农村集体经营性建设用地入市的重要途径。     

农村集体建设用地住宅用途入市的现实约束与赋能探索

研究目的：分析当前农村宅基地流转的现实约束,通过构建集体建设用地住宅用途入市的市场交易和收益分配机制,赋能宅基地制度改革。研究方法：文献资料法,案例分析法。研究结果：允许闲置宅基地转为集体经营性建设用地入市是城乡融合发展的重要路径。目前受到宅基地流转和集体经营性建设用地入市范围、用途的限制,试点地区的改革探索整体上是城乡二元土地制度的延续。农业转移人口市民化的闲置宅基地转为集体经营性建设用地,可以从商业和工业用途拓展到住宅用途入市,在城乡统一建设用地市场公开交易,城乡居民均可成为使用权主体,入市收益缴纳相关税费后由农民和集体共同分享。研究结论：深化宅基地制度改革的方向是城乡住宅用地具有平等的财产权能,协同推进新型城镇化和乡村振兴。     

影响农村集体经济发展的两个问题

正第一,农村建设用地改革相对滞后。目前,集体经营性建设用地流转制度改革取得一定进展,但是,农村集体建设用地入市仍处于试点阶段,局限在少数试点县。宅基地是农村集体建设用地的主体,自2015年开始的农村宅基地制度改革试点也遇到了诸多问题。例如,在宅基地退出方面,很多农民不愿意退出宅基地。尤其是,如果农民把宅基地退给村集体,村集体应该给农民     

农村集体产权结构开放性的历史演变与未来走向

[目的]改革开放40年来,为适应人口流动性提高、改进资源配置的需要,农村各类集体资产的产权结构发生了较大变化,但变化的方向和程度并不一致。面向未来,为促进乡村振兴,应重构农用地、集体经营性建设用地和集体非土地经营性资产等农村集体产权的权利结构,允许部分权能跨村流转和配置,提高乡村资源配置效率。[方法]在系统梳理文献、借鉴地方实践经验的基础上,阐述了农用地产权结构、集体经营性建设用地产权结构、集体非土地经营性资产产权结构开放性的历史演变与未来走向。[结果]随着农户的逐步分化,应以促进流转集中、扩大经营规模为目标,进一步扩大农用地产权结构的开放性;随着城乡统一的建设用地市场的发展,应以提高配置效率为目标,进一步扩大集体经营性建设用地产权结构的开放性;随着集体经济组织成员收入的多元化,应逐步扩大集体非土地经营性资产产权结构的开放性。[结论]必须在坚持农村集体所有制的前提下,逐步重构农村集体产权的权利结构,让稀缺的农用地不因集体经济组织成员的进城而荒芜,让进村创业和生活的非本集体经济组织成员能够获得必要的土地要素和居住空间,让村庄和集体资产治理结构能够更有效率。     

农村集体经营性建设用地租赁入市探索——基于“宜兴模式”的宏观思考

20年来,江苏省宜兴市在农村集体经营性建设用地租赁入市方面,探索建立租赁价格体系,探索实施公开交易制度,探索发挥规划引领作用,探索构建收益分配机制,探索健全全程监管制度,成效明显。基于宜兴模式的相关建议:以贯彻落实新修正的《土地管理法》为契机,深入推进农村集体经营性建设用地入市,加快构建城乡统一的建设用地市场;坚持按照农村集体经营性建设用地入市的条件,探索解决入市后遇到的各种理论与实践问题;进一步统筹协调,加快完善农村集体经营性建设用地入市相关法律政策。     

基于成都联建房的宅基地联建房产权流动的实践、法律困境与突破

研究目的：基于成都联建房的法律困境,研究宅基地联建房产权流动的法律依据和制度突破。研究方法：运用规范分析法和综合分析法,对宅基地联建房产权流动的实践、法律困境和制度突破进行了实证分析。研究结果：宅基地联建房涉及的土地性质是集体建设用地使用权,其产权分割和产权登记在“房地分离”制度下是可以实现的,而且有助于农村房地产权制度改革。研究结论：要与时俱进地推进宅基地联建房的实践,须在坚持集体土地集体所有的基础上,承认宅基地联建房制度创新是合法的,且迫切需求法律建立农村“房地分离”制度和宅基地联建房的产权分割、产权登记制度。     

不动产登记与农村集体经营性建设用地流转

<正>国家实施的不动产统一登记制度,首次明确了农村集体土地所有权的不动产产权地位。这对于理顺农村土地产权关系、促进农村土地流转机制的健全与完善、保障农民土地权益等都具有重要意义。农村集体经营性建设用地使用权流转,是农村土地流转的重要部分,鉴于目前影响和制约农村集体经营性建设用地流转的因素呈现多样化和复杂化,因此在不动产登记实施过程中,应对农村集体经营性建设用地使用权登记进行专门研究,针对现实问题提出     

农村建设用地的范围有哪些

正引导和规范农村集体经营性建设用地入市。农村集体建设用地分三类,宅基地、公共设施和公益性用地,经营性用地,也就是乡镇企业用地。集体经营性建设用地进入市场必须符合规划和用途管制,只有符合规划和用途管制,农村集体经营性建设用地才能允许进入市场,     

要闻

<正>国土部:农村不动产将配上"身份证号"国土资源部近日下发《关于进一步加快宅基地和集体建设用地确权登记发证有关问题的通知》,规定农村宅基地和集体建设用地须颁发统一的不动产权证书。同时,开展房地一体的农村权籍调查,将宅基地、集体建设用地和房屋等定着物一并划定不动产单元,编制不动产单元代码,为农村不动产配上"身份证号"。国土部:工商资本不能交易和买卖农村宅基地日前,国务院新闻办公室举行新闻发布会,国     

农村集体经营性建设用地价格影响因素的实证分析*——基于江西省余江县179份交易案例

[目的]确定农村集体商服用地、工业用地价格的影响因素,为科学评估农村集体经营性建设用地地价、构建城乡统一建设用地市场提供参考。[方法]利用全国农村土地使用制度改革试点之一的江西省余江县179个交易案例,运用特征价格模型分析农村集体商服用地、工业用地价格的影响因素及各类因素的贡献率。[结果](1)农村集体商服用地价格的主要影响因素依次为乡镇财政收入、人均纯收入、到客运站距离、到国道的距离、教育设施;农村集体工业用地价格的主要影响因素依次为人均纯收入、人均农村居民点面积、到客运站的距离、到国道的距离。(2)社会经济因素、区位交通因素和公共设施因素对集体商服用地价格的贡献度分别为69. 0%、20. 4%和10. 6%;社会经济因素和区位交通因素对集体工业用地价格的贡献度分别为52. 8%和47. 2%。[结论]总体上与国有城镇建设用地价格存在共性规律,但存在部分因素与国有建设用地价格规律存在差异,农村集体经营性建设用地估价不宜完全套用城镇建设用地的思路。     

Towards a theory for a practical optimisation model for a farm

Abstract

Total factor productivity in communal agriculture in Zimbabwe grew at 1.73% per annum from 1975 to 1990. Growth was negative before independence in 1980 and then reached over 8% a year, but turned negative again after 1985. The success following independence can be explained by the widespread adoption of modern technology, especially in maize production. Adoption was driven by the reorientation of government policy towards the communal sector, which led to improved price incentives and public provision of essential infrastructure investments, such as marketing depots and farm credit facilities. However, the high costs of support proved to be unsustainable and productivity declined from 1985.     

Comparing the Profitability of a Greenhouse to a Vertical Farm in Quebec

Rapidly growing demand for year‐round fresh food, regardless of the weather or climate, is driving demand for controlled environment agriculture systems. Sales from greenhouses (GHs) are growing at 8.8%, while sales from vertical farms (VFs) are growing at 30%. It is commonly believed in industry circles that a VF cannot economically compete with a GH, due to the high cost of powering artificial lighting. Nonetheless, researchers have yet to analyze the economics underlying a VF, let alone compare the profitability of a VF to that of a GH. This research gap is particularly relevant to Canada, as it is uniquely positioned to be a leader in the VF market. Below, we report the results of a detailed simulation of the profitability of growing lettuce in a VF and in a GH located near Quebec City. Surprisingly, we find that the costs to both equip and run the two facilities are very similar, while the gross profit is slightly higher for the VF.     

The construction of a HSR network using a ranking methodology to prioritise corridors

The construction of new high-speed rail (HSR) lines, in a climate of financial instability since the onset of the global crisis of 2007–2008, has reopened the debate among the scientific community. Support for the new projects is facing serious concerns over the extremely elevated costs of high-speed and the ability of today's governments to fund or co-fund these systems. This is the main reason the assessment of methodologies to prioritise the construction of new high-speed rail (HSR) corridors has recently become an important issue for transport planners in countries like the U.S. where HSR does not exist.The literature on ranking tools for prioritising HSR corridors is practically non-existent, even in Europe. In 2009, a new ranking methodology was developed and applied to 30,000 city pairs in the U.S. to determine their suitability for high-speed rail investment. As none of these lines has been constructed and none of them are in operation, this methodology has not been validated. The main objective of this paper is to analyse, validate and improve this ranking tool using data from a current HSR network: the Spanish one. Results show the consistency of the model as a preliminary approach to ranking pairs, mainly for the top first O–D relations; however the model fails to discriminate clearly between secondary groups of corridors. These deficiencies are chiefly due to the type of variables used by the model which ultimately, after improved, would provide policymakers with a useful tool when planning the construction of a new HSR network.     

Agriculture as a provider of public goods: a case study for Norway

A valid argument for support is that subsidies are remedies for market failures. Agriculture contributes positively to public goods as food security, landscape preservation and maintenance of population in remote areas. Using a numerical model we simulate what Norwegian agriculture would look like if the only purpose of supporting agriculture was to provide such public goods. This is compared to the consequences of the Uruguay round in GATT and possible future EU membership for Norwegian agriculture. Although the GATT agreement will change agriculture in the desirable direction, the agreement puts no substantial pressure on the current agricultural policy. EU membership on the lines laid down by the accession treaty between EU and Norway prior to the referendum in 1994 would have given a stronger impetus towards the optimal solution.     

Auctions as a Means of Creating a Market for Public Goods from Agriculture

The paper looks at the possibility of creating a market for environmental goods and services in the countryside by awarding conservation contracts to farmers on the basis of competitive bidding. Auctions have several theoretical advantages over alternative allocation mechanisms (such as standard-rate payments) because they allow the participants to deal with informational asymmetries and the uncertainty about the value of the (non-market) goods being traded. A formal model of bidding behaviour in ‘green auctions’ shows that bidding strategies are determined by the individual farmers' costs of implementing the conservation contracts and their beliefs about the maximum acceptable payment level, making the auction an imperfect cost revelation mechanism. Auctions can reduce the information rents accruing to farmers and can increase the cost-effectiveness of public goods provision. Strategic bidding behaviour in multiple-signup auctions as well as high transaction costs are potential sources of reduced efficiency.     

一次成功的债务重组

2001年3月到5月底,上海市农工商(集团)总公司(以下简称农工商集团公司)帮助其控股的上海市农垦农工商综合商社股份有限公司(以下简称农垦商社)实施债务重组:以19258.86万元现金和365.9423万平方米土地使用权,折价36594.23万元偿还15家银行及非银行金融机构债权人的本息共计55853.09万元,债权人同时豁免了农垦商社其余的债务本息共计40813.88万元。这样,农垦商社对15家银行及非银行金融机构的债务本息全部清偿完毕。6月,农工商集团公司又对农垦商社实施了资产重组,农垦商社在2001年上半年实现了盈利。应该说,这次债务重组总体上是成功的。     

Economic Replacement of a Heterogeneous Herd

A model was developed to determine the optimal slaughter weights of pigs with heterogeneous growth raised in a 1,000 head barn and marketed in truckload groups. Under commonly used revenue schemes, which include discounts for weight and leanness, the optimal strategy was to market one or two truckloads of the heaviest animals, to wait several days, and then to market the rest of the herd. This multiple marketing strategy allows the producer to avoid some sort losses for heavy animals, but only modestly extends the grow/finish period, reflecting the dominance of the opportunity cost of facilities in the herd replacement decision.     

Equilibrium Analysis of a Quota-regulated Market

Existing micro economic studies of quota-regulated markets have emphasized the short-run effects of market disturbances. This paper considers the long-run market equilibrium impacts of changes in technology, in input prices and in the distribution of output price when risk averse firms may freely enter and exit the regulated industry. Some of the results are intuitive, while others are not. In general, signing long-run equilibrium results requires a less restrictive preference structure than does signing short-run results. However, the nature of the equilibrating mechanism, ignored in partial analysis, is found to be important.     

Characteristics of a Unique Market Segment

Modified grocery shopping and consumption behaviors have been recent outcomes of consumers' changing attitudes toward food and nutrition. This article identifies a unique segment important to grocery retailers- shoppers who purchase and consume greater varieties of fresh fruit. These consumers are shown to differ from other consumers in their food shopping and preparation attitudes, fruit and grocery expenditures, and their demographics. Opportunities for adapting fresh fruit product offerings, promotions, and services to this segment are explored.