集体土地价格形态及增值测算方法探讨——以黑龙江省为例

Price patterns of collective land and estimation methods of land incremental value: One case study of Heilongjiang Province

为分析集体土地流转过程中土地价格形态及增值测算方法,以黑龙江省8个地区为例,实地调研了当地集体土地流转案例,并对集体土地价格形态及增值测算方法进行了实证研究,结果表明:1)集体土地流转过程中存在3种价格形态,分别为集体农地价格(18.32～50.98元/m2),集体建设用地市场价格(55～206元/m2),集体建设用地非市场价格(3.13～98.62元/m2),(农民已经意识到集体建设用地非市场价格的存在);2)集体土地流转过程中土地增值明显,研究区域集体住宅用地增值为37.62～153.64元/m2,集体工业用地增值为67.85～130.57元/m2,集体商业用地增值为54.16～253.64元/m2,集体土地的商品属性日益显现;3)各区域的集体土地增值差异明显,区位较好的铁锋区集体土地增值(177.77元/m2)明显高于区位较差的东富乡(61.84元/m2),区位因素可能是集体土地增值的主要影响因素。

The purpose of this paper is to analyze the price patterns of the collective land,and explore the calculation method of collective land incremental value.The used data were from eight regions of Heilongjiang Province.The results indicated that there were three price patterns of collective land in the process of the rural land transference,including collective farmland price（18.32-50.98 YUAN/m2）,collective construction land market price（55-206 YUAN/m2） and collective construction land non-market price（3.13-98.62 YUAN/m2）.（The farmers recognized the non-market price of collective construction land）.In the process of collective land trade,the land incremental values were obvious in the study areas.The incremental value of the collective commercial land,the collective construction land and the collective residential land were 37.62-153.64,67.85-130.57,54.16-253.64 YUAN/m2 respectively.The commercial attribute of the collective land became increasingly obvious.The difference among collective land incremental values was obvious in each study region of Heilongjiang Province.Collective land incremental value（177.77 YUAN/m2） was higher in Tiefeng with good location.Regional factors might be the main influencing factors of collective land incremental value.