都市边缘区典型农村宅基地功能转型机制——以广州市凤和村为例

Functional Transformation Mechanism of Typical Rural Homestead in Urban Fringe:A Case Study of Fenghe Village,Guangzhou

在乡村振兴和宅基地三权分置改革探索背景下,文章尝试构建“土地发展权—土地租差”的分析框架,以位于珠三角都市边缘区的凤和村为例,通过半结构访谈与问卷调查等方法,借助博弈论,分析工商资本下乡推动宅基地功能转型的内在机制。研究表明:(1)都市边缘区农村宅基地存在的土地租差是工商资本下乡的主要驱动力,拥有土地发展权是捕获土地租差的基础。在土地租差的驱动下,工商资本与村民、政府展开了对土地发展权的博弈,博弈的结果决定了宅基地功能转型与收益的分配。(2)与工商资本相比,村民由于缺乏资金与组织发展能力,在博弈中缺乏宅基地基本发展权的定价话语权,以致土地增值收益分配不均。(3)工商资本与政府之间的不完全信息动态博弈,增加了工商资本获利的不确定性,政府的刚性管制使得工商资本所能获得宅基地超额发展权较为有限。

Under the background of rural revitalization and the reform of the separation of three rights of homestead,this paper attempts to build an analytical framework of "land development right-rent gap". Taking Fenghe Village,located in the urban fringe of the Pearl River Delta,as an example,and based on semi-structured interviews and questionnaires,this paper analyzes the internal mechanism of industrial and commercial capital to the countryside to promote the transformation of homestead functions with the help of game theory. The research shows that: 1) The rent gap of rural homestead in the urban fringe is the main driving force for industrial and commercial capital to the countryside,and the ownership of land development rights is the basis for capturing the rent gap. Driven by the rent gap, industrial and commercial capital,villagers and the government launches a game on land development rights,and the result of the game determines the transformation of homestead functions and the distribution of proceeds. 2) Compared with industrial and commercial capital, villagers lack the pricing right of the basic development right of homestead in the game due to the lack of capital and organizational development ability,resulting in uneven distribution of proceeds. 3) The dynamic game of incomplete information between industrial and commercial capital and the government increases the uncertainty of industrial and commercial capital profits, and the rigid control of the government makes the industrial and commercial capital to finitely obtain the excessive development right of homestead.