近代上海公共租界的土地价格、地税制度与城市化(1845-1933年)

Research on Land Prices,Land Tax System and Urbanization of Shanghai International Settlement(1845-1933)

贸易引起的产业结构变化拉开了近代上海公共租界城市化发展的序幕。在公共租界城市化不断发展的过程中,人口和资本等生产要素的不断积聚拉高了土地价格。文章通过考察公共租界工部局英文档案资料,利用计量经济学的方法,实证检验了公共租界城市化与土地价格的关系,得出以下结论:公共租界土地价格通过土地税的路径影响公共资本的投资,促进了城市化的发展;但20世纪二、三十年代土地价格增速加快,公共租界城市化发展面临高成本问题,而土地利用和供给状况以及地税制度成为缓解城市化高成本压力的关键。

The change in industrial structure caused by trade was a prelude to the urbanization development of Shanghai international settlement. In the process of constant urbanization development of Shanghai international settlement,the continued accumulation ot producnon factors such as population ana cap- ital led to the increase in land prices. Based on the analysis of the English ar- chives of Municipal Council, this paper employs the econometrics method to empirically study the relationship between urbanization and land prices in Shanghai international settlement. It arrives at the conclusion that the land prices affected the investment of public capital through land tax and promo- ted the urbanization development. As the growth of land prices accelerated after 1920s, Shanghai international settlement began to face the high costs of urbanization. And the condition of land use and supply and land tax system are the key to the release of high costs pressure of urbanization.