征地区片综合地价测算方法与验证标准研究

研究目的:通过阐述征地区片综合地价的产生背景,分析征地区片综合地价测算方法和验证标准中存在的若干问题,并提出政策意见和建议。研究方法:文献资料法和比较分析法。研究结果:(1)测算方法中,土地年产值法仍带有计划经济的影子;市场比较法所依据的比较案例缺乏市场基础;叠加法只包含了土地对于农民效用的58.34%[1],所以仍然对农民权益造成侵害;剩余法较能体现农民的土地发展权权益。(2)以不低于农民现有生活水平和足以支付农民社会保障费用作为征地区片综合地价的验证条件有欠公平并缺乏可操作性。研究结论:(1)目前,应以剩余法为主测算征地区片综合地价,市场比较法是发展趋势。(2)以被征地农民的实际社会安置成本作为征地补偿水平合理与否的验证标准。(3)以征地为契机建立失地农民社会保障体系,合理确定被征地农民的社会保障项目和保障水平。

Study on Calculation Methods and Validation Criteria of Integrated Land Section Price

The purpose of this study is to put forward countermeasures against problems in calculation and validation criteria of integrated land section price through background analysis. Methods of documentation and comparative analysis were applied. The results demonstrate the Land Yield Method includes factors of plan economy and case studies in Market Comparison Method are lack of market basis. The Overlay Method only covers 58.24% of farmers' land benefit thus harms their interests. Residual Method can show farmers' rights and interests most. The validation criteria are inappropriate if they are only equal to or a little higher than farmers' current living standards or only enough to pay for social security expenses. It is concluded that Residual Method should be the primary method and Market Comparison Method would be the trend. The actual social allocation costs of expropriated farmers have to be the validation criterion of the Integrated Land Section Price. Social security system shall be set up taking the chance of land requisition and rational level of farmers' social security shall be determined.