合法转让权的发育路径——成都集体建设用地自主流转案例分析

The Development Paths of the Legitimately Alienable Rights:Analysis Based on Three Cases of the Independent Transfer of Collective Construction Land

中国的土地制度规定了工商业发展必须使用国有土地,农村集体土地要进入市场必须经过国家征用。在工业化和城市化加速发展的背景下,地方政府严重依赖于土地收入及其抵押融资功能。与此同时,农户与村集体却不能合法地将他们的土地转为工商业用途。这一土地制度带来严重的经济社会后果。成都市在完成农村土地、房屋及各类资源的确权颁证基础上,积极推动生产要素自由流动,包括集体建设用地流转等。论文通过对成都市集体建设用地自主流转的三个案例的比较分析,探究其与政府主导的土地整理模式之间的区别,进而辨析政府经营土地做法与集体建设用地自主流转之间的制度约束的变迁。在此基础上,试图概括集体建设用地合法转让权的发育路径,讨论这些做法的实践意义和理论意义。

China's land institution provides that commercial and industrial developments must use state-owned land.Eminent domain is the only legitimate way to enter the market for rural collective land. During the process of industrialization and urbanization,local governments relied heavily on revenue from land sales and its mortgage financing function.At the same time,farmers and village collectives had no legal right to transfer their land to commercial and industrial use.This land system has serious economic and social consequences.Chengdu started a series of measures to reform the existing land system,including the property rights delineation of rural land,houses and all kinds of resources.On this basis,the government actively promoted the free flowing of factors of production,and collective construction land would be allowed to transfer.This paper will analyze three cases of the independent transfer of collective construction land from Chengdu.And then,wewill compare Chengdu's measures with the government-led land development.Further analysis is set to discriminate between the change of institutional constraints between the government-led land development and the independent transfer of collective construction land.Finally,this research will sum up the development paths of the legitimately alienable rights of collective construction land and discuss the practical and theoretical significance of these measures.