我国城市住宅用地增值研究
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摘要
土地是人类生存和发展最基本的物质条件。自20世纪90年代以来,由于城市化进程的加快,城市人口迅速增长,城市居民对土地的需求不断增加,土地的稀缺性表现得越来越突出,以至于城市土地的价值呈现出不可逆转的增长趋势。土地增值有效地促进了土地的节约、集约利用和房地产市场的协调发展,与此同时也带来一系列复杂的问题,如基准地价如何更新、土地增值税征收标准如何制定以及土地增值收益如何在中央和地方之间分配,等等。因此,正确地认识土地增值,掌握科学的土地增值评判方法,对于制定合理的土地增值收益分配政策、促进土地的合理流转、规范土地市场和防止国有土地资产流失具有重要的意义。城市土地的功能决定了其用途的多样性,住宅用地也因其功能的重要性在城市用地中所占的比例最大。同时,住宅产业作为我国新的经济增长点和消费热点,其运行态势对国民经济的正常运行有着重要影响,在今后相当长的时期内,住宅市场仍将保持增长的态势。本文选择城市住宅用地作为研究对象,也正是由于它可以体现出土地增值的重要特性。
本文以劳动价值论和效用价值论为理论基础,综合了西方经济学、政治经济学、公共经济学、土地经济学、城市经济学和计量经济学等多门学科的研究成果,采用文献分析、规范分析、实证分析、定性分析和定量分析的研究方法,从土地价值与价格、土地增值过程、土地增值影响因素、土地增值模型等四个方面对城市住宅用地增值理论进行了深入仔细的研究,主要内容如下:
(1)结合劳动价值论和效用价值论的观点,界定了城市住宅用地价值的含义;根据住宅用地的特点和住宅用地物品属性,将城市住宅用地价值进行分类;运用价格和价值理论,分析了城市住宅用地价格和价值之间的关系。
(2)根据住宅用地增值的概念和特点,研究了住宅用地的增值过程,划分了住宅用地的增值周期;对住宅用地的不同增值周期进行比较,找出最能反映城市住宅用地价值变化的周期作为本文研究的参照周期。
(3)归纳了影响城市住宅用地增值的影响因素,并且对各种因素进行分析,包括各种影响因素与住宅用地价值正负相关性的分析和影响同一类价值的不同因素之间的相关性分析以及住宅用地不同种类价值之间相关性的分析。
(4)选择模糊综合评判模型作为城市住宅用地增值定量分析模型,在综合评判中采用了新的权重确定方法和评分标准,有效地克服了人的心理影响所产生的主观臆断,增强了评判结果的说服力和准确性。
(5)以深圳为例进行实证分析,即城市住宅用地增值综合评判模型的实证分析,目的在于考察城市住宅用地增值趋势、城市住宅用地增值综合评判模型的实用性以及采用新的方法对评判结果产生的影响。
(6)对实证分析的结果进行了讨论。首先选择了与住宅用地增值综合评判结果相一致的指标,找出相对稳定的影响因素;然后以综合评判得分作为因变量,仍以选定的指标作为自变量,建立了城市住宅用地增值的多元线性回归模型;最后对城市基准地价更新以及土地增值税税率标准等政策提出合理化建议。
Land is the most fundamental conditions for the survival and development of humankind. Since 1990s, with the accelerating course of China’s urbanization, growing urban population and increasing need to the land, it is really evident that land is in short supply so as to urban land value takes on a increment tendency which may not reverse. Therefore, it is very significant to understand the land increment accurately and master a science judgment method for constituting reasonable profit-sharing policies of land increment, advancing land circulate advisable, regulating land market and preventing the loss of state assets. The function of urban land determines its use multiplicity, so residential land accounts for the greatest proportion in urban land for the important functional. Moreover, as a new economic growth point and hot consume point, the moving tendency of residence industry plays an emphasis role to the performance of the national economy, and residential market will remain an increment tendency for a fairly long time. This paper chooses residential land as object of study just because it can display the characteristic of land increment reasonably.
Based on labor theory of value and utility theory of value, this paper integrates the research result of western economics, political economy, public economics, land economics, urban economics and techniques economics; adopts the methods of literature analysis, standard analysis, empirical analysis, qualitative analysis and quantitative analysis; makes a intensively study to the urban land increment theory from such aspects as the value and price, land increment and process, the influence factors to land increment and land increment model. The main contents of the study are as follows:
First, combining with labor theory of value and utility theory, this paper defines the value of urban residential land, classifies the value of urban residential land according to the characteristic and the goods attribute of residential land, and analyses the relation between the price and value of urban residential land according to the price and value theories.
Second, according to the conception and characteristic of residential land increment, this paper researches the process of the increment and divides the increment cycle. Comparing different increment cycle, this paper finds out the cycle that can better show the change of the value of urban residential land to be the reference cycle in this study.
Third, this paper sums up and analyses the factors that impact on urban residential land increment. The factors analyses include the correlation analysis between factors and residential land value, different factors analysis that influence the same value and the correlation analysis between different values of residential land.
Fourth, this paper chooses fuzzy comprehensive evaluation model as the quantitative analysis model of urban residential land increment. New methods to determine the weight and grade standard is used in comprehensive evaluation in order to conquer the subjective assumptions effectively and enhance the accuracy and persuasion of judge result.
Fifth, this paper takes Shenzhen for example in order to perform empirical analysis. The analysis is an analysis of comprehensive evaluation model of residential land increment. The aim is to observe the tendency of residential land increment,the practicability of comprehensive evaluation model of residential land increment and the influence of new method used on comprehensive evaluation.
Finally, this paper discusses the result of empirical analysis. The discussion covers three respects: the selection of the indexes that accord with the comprehensive evaluation result of residential land increment and finding of the influence factors which are steady comparatively; the foundation of multivariate linear regression model on urban land residential increment with dependent variable and independent variable according to comprehensive evaluation result and the indexes chose; the advancing of reasonable proposals on renew urban standard land price and the standard of land value added tax rate.
本文以劳动价值论和效用价值论为理论基础,综合了西方经济学、政治经济学、公共经济学、土地经济学、城市经济学和计量经济学等多门学科的研究成果,采用文献分析、规范分析、实证分析、定性分析和定量分析的研究方法,从土地价值与价格、土地增值过程、土地增值影响因素、土地增值模型等四个方面对城市住宅用地增值理论进行了深入仔细的研究,主要内容如下:
(1)结合劳动价值论和效用价值论的观点,界定了城市住宅用地价值的含义;根据住宅用地的特点和住宅用地物品属性,将城市住宅用地价值进行分类;运用价格和价值理论,分析了城市住宅用地价格和价值之间的关系。
(2)根据住宅用地增值的概念和特点,研究了住宅用地的增值过程,划分了住宅用地的增值周期;对住宅用地的不同增值周期进行比较,找出最能反映城市住宅用地价值变化的周期作为本文研究的参照周期。
(3)归纳了影响城市住宅用地增值的影响因素,并且对各种因素进行分析,包括各种影响因素与住宅用地价值正负相关性的分析和影响同一类价值的不同因素之间的相关性分析以及住宅用地不同种类价值之间相关性的分析。
(4)选择模糊综合评判模型作为城市住宅用地增值定量分析模型,在综合评判中采用了新的权重确定方法和评分标准,有效地克服了人的心理影响所产生的主观臆断,增强了评判结果的说服力和准确性。
(5)以深圳为例进行实证分析,即城市住宅用地增值综合评判模型的实证分析,目的在于考察城市住宅用地增值趋势、城市住宅用地增值综合评判模型的实用性以及采用新的方法对评判结果产生的影响。
(6)对实证分析的结果进行了讨论。首先选择了与住宅用地增值综合评判结果相一致的指标,找出相对稳定的影响因素;然后以综合评判得分作为因变量,仍以选定的指标作为自变量,建立了城市住宅用地增值的多元线性回归模型;最后对城市基准地价更新以及土地增值税税率标准等政策提出合理化建议。
Land is the most fundamental conditions for the survival and development of humankind. Since 1990s, with the accelerating course of China’s urbanization, growing urban population and increasing need to the land, it is really evident that land is in short supply so as to urban land value takes on a increment tendency which may not reverse. Therefore, it is very significant to understand the land increment accurately and master a science judgment method for constituting reasonable profit-sharing policies of land increment, advancing land circulate advisable, regulating land market and preventing the loss of state assets. The function of urban land determines its use multiplicity, so residential land accounts for the greatest proportion in urban land for the important functional. Moreover, as a new economic growth point and hot consume point, the moving tendency of residence industry plays an emphasis role to the performance of the national economy, and residential market will remain an increment tendency for a fairly long time. This paper chooses residential land as object of study just because it can display the characteristic of land increment reasonably.
Based on labor theory of value and utility theory of value, this paper integrates the research result of western economics, political economy, public economics, land economics, urban economics and techniques economics; adopts the methods of literature analysis, standard analysis, empirical analysis, qualitative analysis and quantitative analysis; makes a intensively study to the urban land increment theory from such aspects as the value and price, land increment and process, the influence factors to land increment and land increment model. The main contents of the study are as follows:
First, combining with labor theory of value and utility theory, this paper defines the value of urban residential land, classifies the value of urban residential land according to the characteristic and the goods attribute of residential land, and analyses the relation between the price and value of urban residential land according to the price and value theories.
Second, according to the conception and characteristic of residential land increment, this paper researches the process of the increment and divides the increment cycle. Comparing different increment cycle, this paper finds out the cycle that can better show the change of the value of urban residential land to be the reference cycle in this study.
Third, this paper sums up and analyses the factors that impact on urban residential land increment. The factors analyses include the correlation analysis between factors and residential land value, different factors analysis that influence the same value and the correlation analysis between different values of residential land.
Fourth, this paper chooses fuzzy comprehensive evaluation model as the quantitative analysis model of urban residential land increment. New methods to determine the weight and grade standard is used in comprehensive evaluation in order to conquer the subjective assumptions effectively and enhance the accuracy and persuasion of judge result.
Fifth, this paper takes Shenzhen for example in order to perform empirical analysis. The analysis is an analysis of comprehensive evaluation model of residential land increment. The aim is to observe the tendency of residential land increment,the practicability of comprehensive evaluation model of residential land increment and the influence of new method used on comprehensive evaluation.
Finally, this paper discusses the result of empirical analysis. The discussion covers three respects: the selection of the indexes that accord with the comprehensive evaluation result of residential land increment and finding of the influence factors which are steady comparatively; the foundation of multivariate linear regression model on urban land residential increment with dependent variable and independent variable according to comprehensive evaluation result and the indexes chose; the advancing of reasonable proposals on renew urban standard land price and the standard of land value added tax rate.
引文
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