农村集体建设用地基准地价初步研究——以安徽省良玉村为例

以安徽省良玉村为例，对农村集体建设用地的地价内涵、估价方法、地价影响因素进行了研究，并从6个方面选取了影响土地价格最为密切的17个因子，采用层次分析法定级，其定级综合分值位于0.35—0．65之间，土地等级被划分为四个，主要评价单元属于二级水平。考虑集体建设用地的特点，采用收益还原法、成本逼近法、市场比较法计算样点地价，并采用平均值法分别确定商业用地、住宅用地、工业用地的基准地价。结果表明：对于商业用地和住宅用地，一级土地和二级土地之间的价格差异最大，其余各级土地之间的地价差异依次递减，表明土地质量越好，价格反映越敏感。同级土地价格变化范围的差异：商业用地价格级差大于住宅用地，住宅用地大于工业用地，表明与城镇建设用地相同，集体建设用地地价对土地质量敏感性的反应也是商业用地〉住宅用地〉工业用地。

The Preliminary Study on Benchmark- Price of the Collective Land in Village---Take LiangYu Village in Anhui Province as an Example

Take LiangYu village in AnHui Province as an example,the land price connotation,estimating method and the influenced factors to the collective construction land in village had been studied.This paper had chosen 17 factors in 6 aspects which affect land quality and land grade closely,using the method of AHP,the value for land grade was calculated between 0.35 and 0.65,and according to the calculated values,four land grades had been divided,most of the evaluation units belonged to the second grade.This paper used the income capitalization method,the direct sales comparison method and the cost approximation method to calculate the sample land price,and according to the calculated results, benchmark-price had been made to commercial land,residential land and industrial land respectively.The results showed that: the price between the first and the second land grade had much difference to commercial land and residential land,the Benchmark-Price between the others grades was not obvious,which indicated that the better the land quality was,the sensitively its land prices reflected.The difference of land price among commercial land,residential land and industrial land at the same grade was: commercial land price changes much more obviously than residential land price,residential land price changes much more significantly than industrial land price,it indicated that as the same as city construction land,the reflection sensitivity of land price to land quality was commercial land>residential land >industrial land.