土地价格上涨如何改善城市土地利用效率?

How can the rise in land prices improve the efficiency of urban land use?

面对城市土地资源稀缺加剧的现状,该研究将探讨依靠价格手段倒逼城市土地利用效率改善的路径及作用方向。文章采用2007—2019年280个地级市的面板数据,运用动态空间杜宾模型,从总体和分用途规模两大层面系统刻画土地价格上涨对于城市土地利用效率改善的短期和长期效应,考察同等规模城市的地方政府在面对价格变动时所产生的策略互动。研究结果表明,总体层面:城市土地价格的升高改善了本地区城市土地利用效率,但对周边地区的效率却产生了抑制作用。分用途-规模层面:①商住用地价格的升高在短期内促进了效率的改善,在长期内的影响逐渐减弱。此外,短期内政府间的策略互动主要体现为“虹吸吸应”。长期来看,同等规模的大城市之间主要体现为“示范效应”,中小城市之间则主要体现为“虹吸效应”。②工业用地价格在短期内对于效率的改善并不显著,而在长期则起到了较为明显的推动作用。短期内政府间的策略互动主要体现为“虹吸效应”。长期来看,同等规模的大城市之间主要体现的是“示范效应”,中小城市之间则体现为“虹吸效应”。因此,对于商住用地而言,应继续深化“招拍挂”出让制度以及财税制度改革,避免唯“价高者得”。对于工业用地而言,应将有效的市场化出让机制与有为的政府管理相结合,建立起上中下游精细化、多层次的协同管理体系,确保土地利用效率的长期改善。

In the context of the intensification of urban land resource scarcity,this study attempted to explore the formation paths and direction of forcing the improvement of urban land use efficiency by means of price.Using the panel data of 280 prefecture-level cities from 2007 to 2019 and using the dynamic spatial Durbin model,this article systematically described the short-term and long-term effects of land price rises on the improvement of urban land use efficiency from the overall level and the level of sub-use scale,and investigated the strategic interaction of local governments in cities of the same scale in the face of price changes.The results showed that,at the overall level,the rise in urban land prices improved the urban land use efficiency in the experimental area but inhibited the efficiency of surrounding areas.At the level of sub-use scale,the results showed that:①The rise in the price of commercial and residential land promoted the improvement of efficiency in the short term,and the impact was gradually weakened in the long term.In addition,in the short term,the‘siphon effect’was mainly reflected in the strategic interaction between governments.In the long run,the‘demonstration effect’was mainly reflected among large cities of the same size,while the‘siphon effect’was mainly reflected among small and medium-sized cities.②Industrial land prices did not significantly improve efficiency in the short term,but played a more obvious role in the long term.In the short term,the‘siphon effect’was mainly reflected in the strategic interaction between governments.In the long run,the‘demonstration effect’was mainly reflected among large cities of the same size,while the‘siphon effect’was reflected among small and medium-sized cities.Therefore,for commercial and residential land,we should continue to deepen the‘bidding,auction,and listing’transfer system and the reform of the fiscal and tax systems to avoid the phenomenon of offering only to‘those with the highest price’.For industrial land,combining an effective marketization mechanism with efficient government management and setting up a refined,multi-level collaborative management system throughout the different stages is conducive to the improvement of the efficiency of land use over the long term.