(College of Earth Sciences, Jilin University, Changchun, 13006 1)
Through the analysis of the calculation and application of the comprehensive price of land requisition compensation area in Changchun, this paper probes into the problem of using the comprehensive price of land requisition compensation area as the land requisition compensation standard, and points out that this method is relatively scientific and applicable compared with the current calculation method of land requisition compensation standard in China.
Keywords: compensation for land expropriation; Comprehensive price of area; Measurement and calculation
In the process of urbanization in China, land expropriation has transformed the original agricultural land into urban land, which has played a powerful role in promoting urban construction and development as an important source of new urban construction land. However, unreasonable compensation standards for land expropriation often infringe on the legitimate land property rights and interests of landless farmers, resulting in unfair distribution of land income and the occupation of a large number of cultivated land, which is not conducive to the sustainable development of social economy. Through the calculation and application analysis of the comprehensive price of land requisition compensation area in Changchun, this paper probes into the problem of taking the comprehensive price of land requisition compensation area as the standard of land requisition compensation.
1 The meaning of comprehensive price of land acquisition compensation area
The comprehensive price of land acquisition area is the "comprehensive compensation standard" for the compensation area of land acquisition, which is formulated by the people's government at the county level on the basis of fully listening to the opinions of relevant parties (especially farmers) according to the needs of urban construction to requisition rural collective land, different areas of requisitioned agricultural land, land use types, land production capacity, per capita cultivated land area and economic development level, and land price evaluation. In principle, the "comprehensive price of land acquisition compensation" only includes two contents: land compensation fee and labor resettlement subsidy; In the process of land expropriation, there are great differences in the compensation fees for ground attachments and young crops of expropriated land in different places, and compensation will be made according to the actual situation and specific valuation.
The comprehensive price of land acquisition compensation area provides a new idea for the study of land acquisition compensation standard. Compared with the current land management law in China, it is more scientific and applicable to simply use the multiple of "output value" to calculate the compensation standard for land acquisition.
(1) The comprehensive price of land acquisition compensation area is the economic compensation for the loss of legitimate land property rights and interests of landless farmers, mainly including the loss of agricultural land assets and the loss of "opportunity cost" of re-employment after land loss.
(2) The comprehensive price of land acquisition compensation area takes into account the influence of land location on land acquisition compensation costs. Land owned by farmers has been expropriated for urban construction, farmers have become citizens, and the cost of living has greatly increased. For example, in the case of food self-sufficiency, the expenditure on food is greater than the production cost. Generally speaking, the better the geographical location, the more developed the economy and the higher the living consumption level of citizens. Appropriately improving the compensation standard for agricultural land with good location is also the need for landless farmers to adapt to the new lifestyle.
(3) The comprehensive price of land acquisition compensation area takes into account the per capita cultivated land area and the level of economic development, affirms the influence of the scarcity of cultivated land resources and land demand on urban land prices, and is also conducive to the scientific calculation of resettlement subsidies for landless farmers. Under the condition that China's rural social security system is not established and perfect, land has certain employment insurance function. Land expropriation makes farmers not only lose their income from farming the expropriated land, but also lose their original employment channels and need to be re-employed. The labor resettlement subsidy in land requisition compensation is mainly to pay for the re-employment of land-expropriated farmers, so as to ensure that the quality of family life will not be reduced when the land-expropriated farmers pay the same amount of labor as before land requisition.
2. Division of requisition area in Changchun
2. 1 Method and principle of marking division
(1) The division of the expropriation area is based on the grid method, divided by the comprehensive scoring method, and revised by administrative villages.
(2) Firstly, determine the boundary of administrative village according to the updated survey map of land use status; According to the administrative village boundary, adjust the zoning boundary to form a preliminary zoning boundary. Then, the principal factor, sample price of land acquisition or output value are selected to analyze and judge each administrative village, and the administrative villages with continuous principal factor, sample price of land acquisition or output value are classified into the same area, and the preliminary regional boundary is revised to form the land acquisition area.
2.2 Determination of film in marking area
According to the above principles and methods, the distribution of Changchun urban area is determined as shown in table 1.
Table 1 sign area and area statistics
3. Calculation process of comprehensive land price in Changchun levy area
According to the Technical Specification for Comprehensive Land Price Calculation in Expropriation Area published by the Ministry of Land and Resources, the following two methods are used to calculate the comprehensive land price in expropriation area of Changchun City.
3. 1 Calculate the comprehensive land price of this area directly by applying the historical land acquisition case price.
It is used to calculate the comprehensive land price in areas with more recent land acquisition cases and more uniform distribution.
3. 1. 1 basic principle
Taking the region as a unit, the average price of land acquisition cases in this region is taken as the comprehensive land price in this region. The calculation model is:
Innovation of Land Information Technology and Development of Land Science and Technology: Proceedings of the 2006 Annual Conference of china land science Institution.
Where Pli is the unit area price of effective sampling point or multiple sampling points in homogeneous area or area; Pla is the price per unit area of homogeneous regions or regions; M is the available effective land price sample of homogeneous region or region. 3. 1.2 Investigation and collation of various sample data
(1) All kinds of case investigation (according to the pre-established standard table) First, make qualitative analysis of all kinds of land price data, analyze whether the relationship between the items in the table is correct, and conduct preliminary screening according to whether the contents in the table are complete. Then, according to the type and location of the questionnaire, the index is established, which lays the foundation for further mathematical statistics test and land price calculation.
(2) To correct the case of land acquisition price, the time should be corrected first. Using the average change range of land acquisition case prices, the case prices in each period are corrected to the valuation benchmark date price, and then the land acquisition price is corrected. Analyze the influence of abnormal factors on the land purchase price, determine the correction range and correct it to the land purchase price under normal circumstances.
The time correction formula is:
Kij=Pis/Pij
Where Kij is the coefficient from the data of the j th year to the calculation year; Pis is the annual average land purchase price; Pij is the average price of land acquisition in the J year.
The calculation formula for revising the land acquisition price in different years to the calculation year is as follows:
Pls=Kij×Pij
Where Pls is the price revised according to the estimated time; Pij is the actual land purchase price in the J year.
3. 1.3 Calculate the comprehensive land price of land acquisition by comparing the prices of land acquisition cases.
Taking administrative villages with recent land acquisition cases as comparative cases, the land acquisition price of administrative villages without land acquisition is calculated by comparing the conditions of zoning factors.
(1) Select more than three land acquisition cases.
(2) Determine the comparison factors and weights (Table 2).
Table 2 Comparison Factors and Weights Table
(3) Determine the condition index of comparative factors. The comparative factor condition index of the administrative village whose comprehensive land price is to be calculated is 100. By comparing with the comparative case conditions, the comparative case factor condition index is obtained.
(4) Time correction index Due to the relatively stable land acquisition price in Changchun recently, considering that the comprehensive land price of this plot should not only protect the interests of farmers, but also maintain the stability of land acquisition policy, it is determined that the time correction index of all comparative cases is 100, and the administrative village time correction index of the comprehensive land price to be calculated is 1 10.
(5) Calculate the comprehensive land price of land requisition area = land requisition parcel price ×( 1+ sum of regional factors and conditions )× time correction index.
Regional factor condition coefficient =[( 100/ regional factor condition index)-1] × weight
For example, calculate the comprehensive land price of the collection area of Lola Village. The comparative cases are Prosperous Village, Dongshan Village and Wanshun Village. The main crops are vegetable fields.
Table 3 Comparative Factor Condition Index
Table 4 Conditional coefficient of comparative factors
Three comparative prices are calculated respectively: 64 yuan/m2, 53 yuan/m2 and 74 yuan/m2. Take the arithmetic average of three comparative prices as the comprehensive land price of Lola Village, which is 64 yuan/m2.
3. 1.4 Calculation result
Table 5 Calculation Results of Comprehensive Land Price of Land Requisition
3.2 Calculation method of output value multiple
Based on the standard annual output value of the land in each village under investigation, the price of the investigation site is calculated according to a certain multiple. The land acquisition price is the sum of compensation fee and resettlement fee.
3.2. 1 Determine the main types of agricultural land and its farming system.
Through investigation, the main types of agricultural land and farming system in each district were determined.
Table 6 Table of main agricultural land types and farming systems in each district
3.2.2 Determine the annual output value of land
Determine the annual output value according to the unified annual output value standard of villages surveyed by cities and development zones, and calculate the annual output value standard of each expropriation area on this basis.
Table 7 Standard Table of Annual Output Value by Region
3.2.3 Determine the multiple of compensation and resettlement fee.
According to the original living standard of landless farmers and the provisions of laws or local governments, the multiple is determined, and the final compensation multiple is 30 times.
3.2.4 Determination of the regional factor correction index of the comprehensive land price in each region (the same as the comparison calculation method of the comprehensive land price and the land parcel price).
The plot of agricultural land type is vegetable plot: the regional factor correction index of plot 4 is 100, compared with other plots, the regional factor correction index is obtained. Dry land type area: take the regional factor correction index of area VII as 100, and compare it with other areas to get the regional factor correction index.
Table 8 Revised Index Table of Various Influencing Factors of Movies in Logo Area
3.2.5 Calculate the land acquisition price.
Table 9 Calculation Results of Comprehensive Land Price in Expropriation Area by Output Value Multiplication Method
3.3 Preliminary results of film prices in levy areas are determined
According to the actual results of the above calculation methods, the average land acquisition price in the investigation area is calculated by using the arithmetic average method as the preliminary result.
3.4 Verification and adjustment of measurement results
By comparing with the existing land acquisition level, the existing living standard of landless farmers and the land acquisition compensation level of surrounding cities (counties).
3.5 calculation results
The results of the above two methods are close, but the comprehensive land price of the expropriated area based on the historical land acquisition case price is relatively high. Because the recent land acquisition price is mostly accepted by the land requisitioners, and it has increased by 10% on average on the basis of the recent land acquisition price in the calculation. In order to maintain the continuity of land acquisition price policy and protect farmers' interests, the final result is to calculate the comprehensive land price of the expropriated area based on the historical land acquisition case price. See table 10 for the calculation results of comprehensive land price in the requisition area of Changchun.
Table 10 Calculation Results of Comprehensive Land Price in Changchun Expropriation Area
4 Calculation results analysis and application suggestions
4. 1 Analysis of calculation results
4. 1. 1 Overall price level analysis
The estimated price of land in Changchun is 30 ~ 200 yuan/m2. Because plot I is a completely urban built-up area with no agricultural land, the actual highest comprehensive land price of plot I is 150 yuan /m2. Compared with the recently announced land acquisition price, the comprehensive land price in urban suburbs is basically balanced. Although the comprehensive land price of a few administrative villages is lower than the actual land acquisition price, it is higher than the published land acquisition price. The comprehensive land price in the outer suburbs of the city has been increased from the existing 25 ~ 30 yuan/m2 to 30 ~ 35 yuan/m2, with different degrees of improvement. If calculated at 70% of the comprehensive land price. The resettlement subsidy allocated to farmers will be 18 ~ 105 yuan /m2, and farmers will get an average of 25 ~ 63,000 yuan, with an average of 40,000 yuan, which is significantly higher than the historical average of 32,000 yuan. The result of comprehensive calculation of land requisition area not only embodies objectivity, but also embodies the principle of protecting farmers' interests.
4. 1.2 Analysis of Spatial Difference of Comprehensive Land Price
(1) has the law of decreasing gradually from the urban fringe to the periphery. This law shows that location conditions have the most significant influence on land requisition demand. The closer to the central city, the greater the demand for land acquisition. Obviously, the higher the land purchase price. It also reflects the spatial differences of land types and land output levels to some extent. When natural conditions permit and are relatively homogeneous, the difference between urban fringe and other places is generally significantly related to the proximity of urban living needs. The closer to the central city, the closer the land type is to the needs of urban life, the higher the economic utilization value, the higher the land level, the higher the output level and the higher the levy price.
(2) Land price level is closely related to urban planning. First, the land price level of urban planning area is higher than that of adjacent non-urban planning area. Second, in the urban planning area, the nature of the planned land also has a significant impact on the land price. South of the Third Ring Road is the planned Changchun New Town, which will become another city center in the near future. Therefore, the comprehensive land price of land acquisition is obviously higher than that outside the North Third Ring Road. Planning other key urban areas, such as the "two wings" in the southwest and northeast, is also an area with a high level of comprehensive land price for land acquisition.
(3) It not only reflects the spatial difference of historical land acquisition price, but also solves its irrationality. Although the historical land acquisition price also reflects the general spatial difference law of land acquisition price, the actual land acquisition price is unreasonable. For example, the actual land acquisition price of individual administrative villages in the south and north of the city is more than twice that of open and adjacent areas, but the interests of farmers have not been truly reflected, and most of the interests have been obtained by collective organizations. When calculating the land price, both the historical price and the land expropriation price balance between regions are considered to some extent.
4.2 Suggestions on the application of the results
4.2. 1 as the most important basis for agricultural land expropriation price.
After the results are accepted, heard and published, it will become the most important and only basis for all kinds of urban land in Changchun to requisition agricultural land. The requisitioner must compensate the farmers and rural collective organizations in accordance with the comprehensive land price standard of the requisitioned area, and at the same time, the requisitioned person must accept the standard in the process of legal land acquisition. However, the government should also make timely adjustments according to the development of cities and rural areas and the changes in farmers' minimum living security level.
4.2.2 Use the comprehensive land price of land requisition to guide the agricultural land requisitioners to invest.
Previously, there was no uniform standard for the price of agricultural land expropriation, and the expropriated people were at a loss. After the introduction of the comprehensive land price for land requisition, it will play a leading role in the market regulation of land requisition price, and the expropriated person can reasonably choose the investment location in an open and fair market environment.
4.2.3 Use the comprehensive land price of land requisition to adjust the layout of urban land.
Because the income level of various types of land in the city is quite different, the affordability of land price should be considered first in site selection. As the main component of the price of new urban construction land, the land purchase price will inevitably affect the nature of land use. Therefore, when planning the layout of urban development land, the government should fully consider the factors of land acquisition price and make full use of the comprehensive land price of land acquisition to regulate the land layout.
4.2.4 Make land price policy by using the comprehensive land price of land requisition.
Urban land price is closely related to land expropriation price. On the one hand, the land purchase price, as the main component of the newly-added urban construction land, directly affects the urban land price. On the other hand, the comprehensive land price standard of land requisition has great influence on the price of urban stock land. Objectively and reasonably formulating the comprehensive land price standard for land acquisition can promote the price increase of urban stock land and improve its utilization efficiency. The low standard of comprehensive land price for land acquisition will accelerate the extension of urban space.
4.2.5 Use the comprehensive land price of land requisition to protect the interests of cultivated land and farmers.
Protecting farmers' interests is one of the main principles of formulating comprehensive land price for land acquisition. Therefore, it is an important duty of the government to formulate an objective and reasonable comprehensive land price standard for land acquisition and protect the interests of farmers. At the same time, it will also play an important role in protecting limited cultivated land resources.
4.2.6 Use the comprehensive land price of land requisition to guide the calculation of urban land price.
Cost approximation method is one of the main methods to calculate urban land price, which is based on land purchase price. Therefore, the formulation of comprehensive land price standards for land acquisition can not only provide policy basis for land surveyors, but also play a great role in standardizing land valuation behavior.
refer to
Editor-in-chief of Luxinshe. Study the land problem and explore the road of reform [M]. Beijing: China Dida Press, 2002.
Liu Weidong, Lou Liming. Reflection on China's current land expropriation system [J]. Journal of Zhejiang University
Liu Weidong, etc. Investigation, evaluation and dynamic monitoring of urban land price [M]. Beijing Science Press 2002.