土地、房价与宏观调控之我见

土地既是房地产市场的源头要素,也是房地产市场的重要组成部分,土地供给和信贷投放两道闸门一起管,是本次宏观调控的一大鲜明特色。在短短的一个半月时间里,国家就房地产行业接连发出三道政令,这是史无前例的5月9日,国务院办公厅转发了国家七部委《关于做好稳定住房价格工作的意见》,这是继3月26日国务院办公厅发出《关于切实稳定住房价格的通知》、4月27日国务院常务会议提出“加强房地产市场引导和调控的八点措施”之后,所发布的又一调控房地产市场的重大举措。在短短的一个半月时间里,国家就房地产行业接连发出三道政令,这是史无前例的。…     

The impact of decoupled payments on U.S. cropland values

An extensive literature has shown that various farm programs may influence the value of farmland, but other studies have not examined the cropland price effects of direct, or decoupled, payments separate from countercyclical payments. This study uses nationally representative confidential field‐level panel data with farmer‐reported per‐acre land values. We analyze the impact of decoupled and other farm program payments on farmland values. Using a fixed effects model and controlling for various factors that influence farmland values, we find that an additional dollar of decoupled payments has a large and statistically significant impact on farmland values of about $18 per acre. These results are comparable with similar studies undertaken in Europe.     

The impact of commodity price and conservation policy scenarios on deforestation and agricultural land use in a frontier area within the Amazon

Deforestation in the Amazon is caused by the complex interplay of different drivers. Price of commodities such as beef and soya, and incoming migration are paramount factors. Construction of new highways is a key aspect, as they enable a growing flow of people and economic activities, provoking an intensification of the conversion of forests into pasture and agricultural areas. The pavement of road BR-163 accelerates the expansion of the agricultural frontier from the state of Mato Grosso to Pará, inside the Amazon. Today, the Brazilian government applies two main kinds of policies to protect the environment. First by establishing conservation units (CUs) that include an array of reserve types from natural areas to indigenous lands, and second by enforcing the Forest Code (FC), a law that limits the occupation and use of forests. Legal reserve requirements for rural properties are 80% in the Amazon rainforest, 35% in the Cerrado shrublands and 20% in other regions. However, the effectiveness of these policies relies on a fragile institutional capacity, which causes a flawed monitoring, law enforcement and control. To assess the impact of effective conservation policies on land use and deforestation by 2020, we used the LUSMAPA model in combination with two scenarios, one that included different commodity price developments and migration rates and one on the assumption of the institutional strength to uphold the conservation policies. A revision of the FC from an average 80% policy target to 60% effective implementation and disregard borders of CUs by allowing 5% deforestation in CUs, that both corresponds to a ‘weak’ governmental enforcement, leads to additional deforestation of 41–57%, depending on the commodity price scenario. The results of the simulations are discussed in the light of recent policy changes in Brazil.     

Impacts of agricultural price support policy on price variability and welfare: Evidence from China's soybean market

China is a predominant soybean importer; thus, its domestic soybean policies have a large impact on world soybean market dynamics. We develop the first aggregate structural econometric model of China's soybean market and link it to the rest of the world (ROW), which allows us to analyze the impacts of China's soybean price support policy that ran from 2008 to 2013. We investigate the impacts of China's policy on the variability of their domestic and world soybean prices, and adopt a Monte Carlo simulation to evaluate the effects on distributional and aggregate welfare. Our results indicate: (a) after China's soybean price support policy, price transmission elasticity decreases, China's domestic price variability decreases, and world price variability increases; (b) China's producer surplus increases, consumer surplus decreases and the net welfare change in their domestic market is negative; and (c) although soybean exporting countries in the ROW experience significant welfare gains, the world net welfare change is negative.     

Impact and implications of price policy and land degradation on agricultural growth in developing countries

In many developing countries, a high proportion of the population resides and works in rural areas. Agriculture is the dominant sector in rural areas and has the greatest concentration of poverty: landless workers, small tenant farmers, and small farm owners. Thus, any development strategy that is directed towards increasing employment and alleviating a country's hunger must concentrate on sustainable agricultural growth. Historically, economic development in most countries has been based on exploitation of natural resources, particularly land resources. Soil erosion and land degradation have been serious worldwide. Due to reasons such as high population pressure on land and limited fossil energy supplies, land degradation is generally more serious in the developing world. Empirical studies show that soil erosion and degradation of agricultural land not only decrease the land productivity but they can also result in major downstream or off-site damage which may be several times that of on-site damage. In promoting industrialization, governments of many developing countries adopt a package of price and other policies that reduce agricultural production incentives and encourage a flow of resources out of agriculture. Increasing evidence shows that these policies cause a substantial efficiency or social welfare loss, and a great loss in foreign exchange earnings. In addition, a World Bank study on the effect of price distortions on economic growth rates concluded that neither rich resource endowments, nor a high stage of economic development, nor privatization are able to make up the adverse effects caused by high price distortions. This analysis is primarily concerned with identifying the factors that determine the agricultural production growth rate and in testing the effects these factors have on agricultural growth in developing countries. Specifically, this study involves statistical estimation of an aggregate agricultural growth function based on cross-country data for 28 developing countries. Special attention is devoted to land degradation and agricultural pricing policy, and to the policy implications resulting from the effects these variables have on agricultural and food production growth. The overall results of this study show that price distortions in the economy and land degradation had statistically significant negative impacts while the change in arable and permanent land was positively related to the growth of agricultural production and food production in 28 developing countries from 1971 to 1980. These results emphasize the importance of ‘getting prices right’ and implementation of sustainable land and water management practices if future growth in food and agricultural output is to be realized and sustained in developing countries.     

围填海造地经济驱动因素的实证分析

论文从影响围填海造地资源配置的社会经济因素出发,分析了人口、投资、比较利益、政府、制度因素对围填海造地大规模增加的驱动作用,并用山东半岛围填海造地的数据进行实证分析。结果表明,在5%的显著性水平下,人口密度与围填海造地具有显著的正相关性,人口密度增加带来的对新增住房、工商业用地的需求是围填海造地的客观基础,以土地价格指数为表征的填海造地的比较利益的存在是大规模围填海造地的外部激励。最后,论文从制度、海域使用管理、海域使用配置方式等方面提出了政策建议。     

The incidence of agricultural policy on the land market in Poland: Two-dimensional and multilevel analysis

Research has shown that the reform of the CAP which broke the link between subsidies and production (the decoupling reform) has had little effect on farmers’ demand for land under the SPS (Single Payment Scheme) system. For this reason, in the conditions of the SPS, there is petrifaction of the structure of agricultural land, and an upward trend in prices on the market for agricultural land should not be expected to continue in the long term. Under the conditions of the SAPS (Single Area Payment Scheme), which applies in the EU-12 new Member States, the position in the market for agricultural land is different. However, most research carried out in Europe relates to the SPS system, where marginal changes in the value of land are identified as a result of the incidence of agricultural policy, as well as quantitative and qualitative attributes of particular properties. Under SAPS, these issues have not been sufficiently investigated. The authors have attempted to fill that gap, constructing a two-dimensional and multilevel econometric model for land prices in a leading agricultural region of Poland based on a sample of 653 transactions in the years 2010–2013. The aim is to determine how policy, as well as various quantitative and qualitative features, including location factors, affect the prices of land under SAPS. The results indicate, among other things, the key importance of the functional type of rural areas – properties in agrotouristic areas gained 43% higher prices on average than those in agricultural areas. Another finding of interest is that LFA and agro-environmental payments decapitalise the value of land.     

Assessing policy and carbon price settings for incentivising reforestation activities in a carbon market: An Australian perspective

Policy makers often seek to incentivise reforestation to achieve either carbon abatement and/or the provision of other co-benefits such as landscape remediation, biodiversity, and social outcomes. But where incentives are for carbon abatement alone, uptake is often slower than expected, with previous estimates of economic viability for reforestation often overlooking some economic and technical barriers. Management of revegetation projects (e.g. species mix, configuration in belts or blocks and density of stocking) influences not only rates of sequestration of carbon (and therefore expected revenue from carbon markets), but also establishment and maintenance costs. These management factors were considered via a sensitivity analysis of a financial cash flow model of different scenarios of revegetation projects with respect to scale of operation of projects, quantification methodology applied, and type of payment contract.Results reinforced that policy makers seeking to incentivise revegetation for carbon abatement in addition to co-benefits such as landscape remediation may require additional crediting for these co-benefits as projects are often unviable with carbon payments alone. For example, simple linear tree plantings are likely to be most competitive in a market based solely on carbon abatement, while blocks of mixed-species biodiversity plantings would be uncompetitive given their relatively low rates of carbon sequestration and high establishment costs. Economic viability of revegetation projects may also be enhanced through: aggregation of projects to increase economies of scale; carbon markets allowing flexibility in approaches for quantification (e.g. application of calibrated models, or undertaking of direct field sampling), and; facilitating payment contracts that provide upfront capital through forward contracts.     

Cost-benefit analysis of the Dutch nature policy: Transaction costs and land market impacts

This paper analyses the financial and economic costs and benefits of the large scale National Ecological Network (NEN) nature conservation project in the Netherlands, taking into account transaction costs and land market impacts of different institutional arrangements. The net financial costs associated with achieving the current plan are equivalent with an annual amount €876 per hectare. Of the costs, transaction costs amount about 16% or €140 per hectare. The substantive land purchases involved in the plan will lead to land price increase of 20%. Nature management by agriculture turns out to be a relatively cheap option.     

Industrial land price and its impact on urban growth: A Chinese case study

China is experiencing rapid progress in industrialization, with its own rationale toward industrial land development based on a deliberate change from an extensive to intensive form of urban land use. One result has been concerted attempts by local government to attract foreign investment by a low industrial land price strategy, which has resulted in a disproportionally large amount of industrial land within the total urban land use structure at the expense of the urban sprawl of many cities. This paper first examines “Comparable Benchmark Price as Residential land use” (CBPR) as the theoretical basis of the low industrial land price phenomenon. Empirical findings are presented from a case study based on data from Jinyun County, China. These data are analyzed to reveal the rationale of industrial land price from 2000 to 2010 concerning the CBPR model. We then explore the causes of low industrial land prices in the form of a “Centipede Game Model”, involving two neighborhood regions as “major players” to make a set of moves (or strategies). When one of the players unilaterally reduces the land price to attract investment with the aim to maximize profits arising from the revenues generated from foreign investment and land premiums, a two-player price war begins in the form of a dynamic game, the effect of which is to produce a downward spiral of prices. In this context, the paradox of maximizing profits for each of the two players are not accomplished due to the inter-regional competition of attracted investment leading to a lose-lose situation for both sides’ in competing for land premium revenues. A short-term solution to the problem is offered involving the establishment of inter-regional cooperative partnerships. For the longer term, however, a comprehensive reform of the local financial system, more adroit regional planning and an improved means of evaluating government performance is needed to ensure the government's role in securing pubic goods is not abandoned in favor of one solely concerned with revenue generation.     

The impact of climate and price risks on agricultural land use and crop management decisions

This article aims to investigate the impacts of climate change and of lower and more volatile crop price levels as currently observed in the European Union (EU) on optimal management decisions, average income and income risks in crop production in Western Switzerland. To this end, a bioeconomic whole-farm model has been developed that non-parametrically combines the crop growth model CropSyst with an economic decision model using a genetic algorithm. The analysis focuses on the farm level, which enables us to integrate a wide set of potential adaptation responses, comprising changes in agricultural land use as well as crop-specific fertilization and irrigation strategies. Furthermore, the farmer's certainty equivalent is employed as objective function, which enables the consideration of not only impacts on average income but also impacts on income variability.The study shows that that the effects of EU crop prices on the optimal management decisions as well as on the farmer's certainty equivalent are much stronger than the effects of climate change. Furthermore, our results indicate that the impacts of income risks on the crop farm's optimal management schemes are of rather low importance. This is due to two major reasons: first, direct payments make up a large percentage of the agricultural income in Switzerland which makes Swiss farmers less vulnerable to market and climate volatility. Second, arable crop farms in Switzerland have by law to cultivate at least four different crops. Due to these diverse cropping systems and high government direct payments risk does neither under climate change, market liberalization nor combinations thereof, play a very decisive role in arable farming in Switzerland.     

房价与地价因果关系实例分析

土地价格是提前支付的土地地租,就因果关系而言,是房价高增加了对土地的需求而导致地价上涨,地价的高低与否是房价高低的结果,不是房价高低的原因。——题记     

An interval fuzzy chance-constrained programming model for sustainable urban land-use planning and land use policy analysis

In this study, an interval fuzzy chance-constrained land-use allocation (IFCC-LUA) model is developed for sustainable urban land-use planning management and land use policy analysis under uncertainty. This method is based on an integration of interval parameter programming (IPP), fuzzy flexible linear programming (FFLP) and chance-constrained programming (CCP) techniques. Complexities in land-use planning management system can be systematically reflected, thus applicability of the modeling process can be highly enhanced. The developed method is applied to planning land-use allocation practice in Nanjing city, China. The objective of the IFCC-LUA is maximizing net benefit from LUA system and the main constraints include investment constraints, land suitability constraints, water/power consumption constraints and wastewater/solid waste capacity constraints. Modeling results indicate that desired system benefit will be between [1.34, 1.74] × 10¹² yuan under the minimum violating probabilities; the optimized areas of commercial land, industrial land, agricultural land, transportation land, residential land, water land, green land, landfill land and unused land will be [290, 393] hm², [176, 238] hm², [3245, 4390] hm², [126, 170] hm², [49, 66] hm², [1241, 1679] hm², [102, 138] hm², [7, 10] hm² and [178, 241] hm². They can be used for generating decision alternatives and thus help decision makers identify desired land use policies under various system-reliability constraints of economic development requirement and environmental capacity of pollutant. Tradeoffs between system benefits and constraint violation risks can also be tackled.     

The impact of Bus Rapid Transit (BRT) on land and property values: A meta-analysis

Throughout the world, Bus Rapid Transit (BRT) has become a popular transit solution for cities wanting to improve urban mobility and economic opportunities through land and property value uplift (LVU). However, the relevant literature reports a mixed impact of BRT on land and property values. This research aims to explain the variation in impacts by conducting a meta-analysis of 23 empirical studies which have estimated the amount of LVU that is attributable to BRT. Using a random-effects model, four categories of factors that may influence estimates of BRT impacts are analysed: BRT system characteristics; land type and accessibility; research methods; and the spatial and temporal characteristics of the case study. Several factors were found to have a statistically significant impact on estimated LVU impacts from BRT systems including maturity of the BRT system; property or land; type of value (asking price, assessed price or sales price); the distance to BRT stations; the research method; and the geographical location of the BRT system. Using the quantifiability advantages of meta-analysis techniques, we further conducted a broad comparison between our results and the findings from one previous meta-analysis study on Rail-Based Transit (RBT), and discussed how the LVU impact differs between BRT and RBT. The findings from this research suggest several key recommendations for future studies into the impact of BRT on land and property values. They also inform policy analyses on transit funding through land and property value gains.     

Marketing margins and price transmission on the Hungarian beef market

There is a wealth of literature on farm-retail price spread for different commodities and countries. However, research on price transmission and marketing margins in the transition economies is still limited. The paper analyses two specific aspects of transition: the larger probability of asymmetric price transmission and structural changes in the case of Hungarian beef chain. The article identifies the date of structural break applying the Gregory and Hansen procedure with recursively estimated breakpoints and ADF statistics. Exogeneity tests reveal the causality runs from producer to retail prices. Homogeneity is rejected, suggesting a mark-up pricing strategy. Price transmission analysis suggests that, despite the common belief, price transmission on the Hungarian beef meat market is symmetric on both long and short run.