发展权视角下的农村宅基地退出增值收益分配研究

Study on the Distribution of Value-added Income in Rural Homestead Withdrawal from the Perspective of Development Right

宅基地发展权为一类具有增值收益的产权,其归属应从其增值来源和产权特性两个角度进行分析论证,即宅基地发展权既不能完全归私有,也不能完全归公有,而应该在二者之间取得合理平衡。基于该分配角度,以土地发展权的视角探讨宅基地退出过程中宅基地发展权的权能分配以及土地增值的全过程,构想将宅基地发展权分为集体建设用地发展权与市地发展权两个层次,并以此构建土地增值收益的效益函数模型。在该权能分配理论的指导下以湖南省娄底市新化县为例进行了实证研究,对集体经济组织、地方政府以及开发商三者的土地增值收益分配比例进行了测算,得出测算分配比例为26.89∶42.33∶30.78,集体经济组织分享的集体建设用地发展权价值为201.44元/m^2,是正常征收的2.24倍。以产权为基础的土地增值收益分配,更加体现了补偿公平的原则。

The right to the development of homestead is a kind of property right with value-added benefits,and its attribution should be analyzed and demonstrated from the two perspectives of its value-added sources and property characteristics,that is,the right to the development of homestead can neither be completely returned to private ownership nor completely returned to public owned,but a reasonable balance should be achieved between the two.Based on this perspective,this paper discusses the distribution of the right to development of homestead and the whole process of land appreciation in the process of withdrawal of homestead from the perspective of land development right,and proposes to divide the right to development of homestead into two levels,namely,the right to development of collective construction land and the right to development of municipal land.Under the guidance of the theory of powers and functions distribution,an empirical study was carried out in Xinhua County as an example,the collective economic organizations,local government and developers of land increment income distribution proportion,then estimated that measuring the allocation proportion is 26.89∶42.33∶30.78,collective economic organizations to share the collective construction land development rights value is 201.44yuan/m 2,2.24 times the normal levy.The income distribution of land increment based on property right embodies the principle of compensation equity.