深圳经济特区有偿使用土地制度变迁及其影响

The Evolution and Influence of Compensated Use of Land System in Shenzhen

土地使用制度改革是深圳经济特区率先全国创新试验的一个重要领域,而且随着改革开放历史的演进,其有偿使用土地的制度不断变迁,阶段性特征极为明显,具体可细分为:国有土地有偿使用的试验,国有土地使用权有偿有期限出让,国有土地使用权有偿出让方式完善,国有土地使用权有偿出让方式成熟,以及探索集体土地使用权出让模式5个阶段。期间所创设的土地使用权与所有权相分离,土地在有形交易市场公开出让,分层分项设立土地使用权,土地资源完全市场化配置,以及原农村集体土地溢价收益选择分配等代表性制度和做法,均对我国有偿使用土地的立法和实践产生了一定积极影响。

Shenzhen pioneered in the reform of land use system？ in China. With the historical evolution of reform and opening-up, its compensated use of land system has been changing constantly, which is characterized by different stages. Specifically there are five stages： experiment of compensated use of state-owned land, the paid and terminable transfer of the use right of state-owned land, perfection of the paid transfer of the use right of state-owned land, maturity of the paid transfer of the use right of state-owned land, and exploration of the transfer of use right of collectively-owned lands. The representative systems and practices created in this course such as separation of land use from land ownership, public transfer of land in the？tangible？market, setting up land use rights by layers and items, land resources allocation completely put into market, and the distribution of premium income from the original collectively-owned rural land have produced positive impact upon the legislation and practice of compensated use of land in China.