摘要
我国城市土地实行国家所有制,开发商通过土地出让仅获得法定最高年限范围内的建设用地使用权,并在楼盘建成后以市场价将房产出售给购房者,那么,在法定最高土地出让期限内,在正常市场条件下,土地的稀缺性、房地产价格的上涨、区位条件的改善、通货膨胀等因素,会带动城市住宅建设用地使用权呈现不断增值的总体趋势。本文通过构建土地二级增值理论模型,将土地增值分为两个阶段:Ⅰ级土地增值(农地经征收至土地出让这一阶段产生的增值)和Ⅱ级土地增值(土地出让时点到法定出让年限届满时产生的增值)两个阶段,详细对比Ⅱ级土地增值和Ⅰ级土地增值的区别,重点讨论了Ⅱ级土地增值收益归公与归私的争论以及缘由,以及Ⅱ级土地增值收益归属不明对二手房交易价格的确定、城镇房屋拆迁补偿标准、住宅建设用地使用权到期续期缴费标准的顶层设计等重大社会现实问题所带来的深远影响,最后,总结全文并提出了未来的研究展望。
China s urban land is subject to state ownership.Real estate agents only obtain legally time-bound proprietary land exploitation rights through land transfer,and sell plot usage rights to buyers at market prices after completion of real estate on the plot.Then,within the legal maximum land transfer period,due to factors such as the scarcity of land,rising real estate prices,improved location conditions,and inflation,price appreciation of urban residential construction land rights would occur.By constructing a theoretical model of secondary land appreciation,this paper divides land appreciation into two stages:ClassⅠland appreciation(value added from the stage of agricultural land acquisition to land transfer)and ClassⅡland appreciation(value added from the point of land transfer to the expiration of the legal transfer period).In addition,this paper demonstrates the differences between levelⅠvalue-added and levelⅡvalue-added gains.Subsequently,this paper focuses on the debate on the public or private ownership of levelⅡvalue-added gains and their respective reasons,as well as the far-reaching implicationsof the uncertainty of the ownership of ClassⅡland appreciation proceeds on the determination of the price of second-hand housing transactions,the compensation standard for urban housing demolition and relocation,and the top-level policy design of the renewal fee standards for residential construction land use right at the end of the term.The paper concludes with the main findings and future research agenda.
作者
刘灵辉
张睿
徐钰滢
LIU Linghui;ZHANG Rui;XU Yuying(School of Public Affairs and Administration,University of Electronic Science and Technology of China,Chengdu 611731,China;Guanghua Law School,Zhejiang University,Hangzhou 310008,China;School of Public Affairs,Zhejiang University,Hangzhou 310012,China)
出处
《土地经济研究》
2021年第1期176-195,共20页
Journal of Land Economics
关键词
住宅建设用地使用权
土地二级增值理论模型
Ⅱ级增值收益归属
土地出让期满
房屋拆迁
续期缴费
二手房交易
land use rights for residential construction
theoretical model of secondary land appreciation
ownership of levelⅡvalue-added gains
expiration of land grant
housing demolition
renewal payment
second-hand housing transactions
