农村集体经营性建设用地价格影响因素的实证分析*——基于江西省余江县179份交易案例

AN EMPIRICAL ANALYSIS ON INFLUENCING FACTORS OF RURAL COLLECTIVE COMMERCIAL CONSTRUCTION LAND PRICE*——BASED ON 179 TRANSACTION CASES IN YUJIANG COUNTY, JIANGXI

关键词:  农村集体经营性建设用地土地价格影响因素特征价格模型江西省余江县

Key words:  rural collective commercial construction land  land price  influencing factors  hedonic price model  Yujiang county of Jiangxi province

摘要:

［目的］确定农村集体商服用地、工业用地价格的影响因素，为科学评估农村集体经营性建设用地地价、构建城乡统一建设用地市场提供参考。［方法］利用全国农村土地使用制度改革试点之一的江西省余江县179个交易案例，运用特征价格模型分析农村集体商服用地、工业用地价格的影响因素及各类因素的贡献率。［结果］（1）农村集体商服用地价格的主要影响因素依次为乡镇财政收入、人均纯收入、到客运站距离、到国道的距离、教育设施； 农村集体工业用地价格的主要影响因素依次为人均纯收入、人均农村居民点面积、到客运站的距离、到国道的距离。（2）社会经济因素、区位交通因素和公共设施因素对集体商服用地价格的贡献度分别为690%、204%和106%； 社会经济因素和区位交通因素对集体工业用地价格的贡献度分别为528%和472%。［结论］总体上与国有城镇建设用地价格存在共性规律，但存在部分因素与国有建设用地价格规律存在差异，农村集体经营性建设用地估价不宜完全套用城镇建设用地的思路。

Abstract:

To determine the influencing factors of rural collective commercial and industrial construction land price, in order to provide reference to evaluate land price scientifically and construct unified construction land market. Based on 179 transaction cases in Yujiang county, Jiangxi province, which is one of the pilot reforms used national rural land use systems in China, this paper used the hedonic price model to analyze the influencing factors of rural collective commercial land and industrial land prices and the contribution rates of various factors. The results show that: (1) Township revenue, per capita net income, distance to passenger station, distance to national highway, educational facilities have a significant impact on collective commercial land prices; per capita net income, per capita rural residential area have a significant impaction collective industrial land prices;(2)The contribution rate of socio economic factors, location traffic factors, public facilities factors to collective commercial land price is 69%, 20.4% and 10.6% respectively; the contribution rate of socio economic factors and to location traffic factor to collective industrial land price is 52.8% and 47.2%. Totally, the conclusion of experiment shows the same regularity as state owned urban construction land prices. However, there are still some influencing factors are against with it in question, the idea of valuation on urban construction land should not be fully applied to valuation on rural collective construction land.