宅基地价值评价——基于宁夏农村的调研分析

VALUE ASSESSMENT ON RURAL HOMESTEAD ——BASED ON RESEARCH IN NINGXIA RURAL AREAS ——BASED ON RESEARCH IN NINGXIA RURAL AREAS

关键词:  宅基地  价值评价  感知价值  重建成本  宁夏

Key words:  homestead  value assessment  perceived value  reconstruction cost  Ningxia

摘要:

目的 利用宁夏农村独立调查问卷数据，从主观感知价值与客观重建成本两个方面对宅基地进行价值评价，并考察宅基地升值幅度。方法 文章运用联立方程模型、倾向得分匹配（PSM）等计量方法，探索农村宅基地价值评价及其升值幅度的影响因素。结果 （1）在宁夏农村736个被调查农户中，农村宅基地的感知价值平均为517.64元/m2，重建成本平均为544.76元/m2，主观感知价值平均显著低于重建成本，总体看，宅基地出现贬值。重建成本对于感知价值具有显著正向影响，两者的变化幅度一致。除重建成本和居住属性之外，感知价值主要受到地区因素的影响，而与被调查者的个体和家庭因素无关。（2）升值幅度亦是主要受到地区因素影响，而与大多数个体与家庭因素无关，但被调查者年龄越大，宅基地越是贬值。分组检验表明，存在庭院养殖、庭院经济的农户以及回答者是户主时，升值幅度为负值，存在显著贬值。结论 必须通过调查研究倾听农民心声，判断宅基地是升值还是贬值，并据此确定宅基地基准地价。宅基地的拆迁或整理复垦政策应遵循因地制宜原则，优先征拆或赎买偏远农村地区已经贬值的宅基地。在同一地区则不可因人而异，但要关注那些庭院养殖和庭院经济户。可以构建一种闲置宅基地收储长效机制，按照基准地价或重建成本进行收购和储备。

Abstract:

The evaluation of rural homestead in China is very important, but it faces many problems. Under the background of the existing rural land system framework and urbanization, it is necessary to scientifically understand the value of homestead to bridge the differences between supply and demand in the compensation standard or transaction price of homestead expropriation and demolition. Based on the data of Ningxia rural independent questionnaire survey, this research evaluated the value of homestead from two aspects: subjective perceived value (PV) and objective reconstruction cost (RC), and focused on the factors affecting the value appreciation of homestead. Using simultaneous equation model, propensity score matching (PSM) and other methods, this research explored the subjective and objective factors and the effect of objective factors on subjective factors in the evaluation of rural homestead, and then analyzed the influencing factors of premium range. Among the 736 surveyed rural farmers in Ningxia, the average perceived value of rural homestead was 517.64 yuan /m2, and the average reconstruction cost was 544.76 yuan /m2. The average perceived value was significantly lower than the reconstruction cost. In general, the value of rural homestead was depreciated. Reconstruction cost had a significant positive impact on perceived value, and both the variation rate was consistent. In addition to reconstruction cost and residential attributes, perceived value was mainly affected by regional factors, but had nothing to do with individual and family factors of the respondents. Similarly, the premium range was also mainly affected by regional factors, and had nothing to do with most individual and family factors, but the older the respondent, the more depreciation of homestead. The group test showed that when the farmers with courtyard farming and garden economy and the respondents were the heads of households, the premium range was negative and there was a significant depreciation. Based on the above analysis, the paper proposes that:(1) We must listen to the voice of farmers through investigation and research, judge whether the homestead is appreciating or depreciating, and determine the benchmark land price of homestead accordingly. (2) The demolition or consolidation of residential land reclamation policy should follow the principle of adapting to local conditions, giving priority to the expropriation and demolition or redemption of the devalued residential land in remote rural areas. (3) In the same region, the policy should be the same from person to person, and we should pay attention to those courtyard breeders and courtyard economy households. (4) A long-term mechanism for the collection and storage of idle homestead can be built, these homesteads can be purchased and reserved according to the benchmark land price or reconstruction cost.