严控“溢价率”条件下住宅用地定价影响因素研究

Research on the Influencing Factors of Residential Land Pricing under the Condition of Strictly Controlling the"Premium Rate"

土地市场是全国统一大市场的有机组成部分,地价管理是土地市场建设的核心工作之一。文章从土地的商品属性和特征价格出发,阐述了不完全竞争状态下的地价波动现象,强调了建立要素市场价格异常波动调节机制的必要性。基于评估方法交叉混淆、评估参数偏差不当、权重选取主观随意、土地评估对未来房价走势及库存和销售情况不敏感等问题,分析了土地评估的局限性。结合严控“溢价率”政策对住宅用地定价的更高要求,指出政府在确定土地出让价格时需一并考虑土地出让底价与15%“溢价率”之间的上下限关系。研究认为:确定住宅用地出让价格是一项复杂而庞大的系统工程,并非由单一因素决定,除参考土地评估价格以外,还应重视土地储备成本、土地出让计提、土地隐性成本、出让年度计划、土地使用强度、地价房价关系、房屋去化周期等7种因素对土地出让价格的影响。在此基础上,将土地出让成本的硬性约束作用、土地供应的政策导向作用、房地联动的产业关联作用纳入住宅用地价格形成机制之中。

The Land market is an organic part of the unified national market,and land price management is one of the core works of land market construction.Starting from the commodity property and characteristic price of land,the paper expounded the fluctuation phenomenon of land price under the condition of imperfect competition,and emphasized the necessity of establishing the adjustment mechanism of abnormal fluctuation of factor market price.The paper analyzed the limitations of land evaluation focusing on problems such as cross-confusion of evaluation methods,improper deviation of evaluation parameters,subjective and random selection of weights,and insensitivity of land evaluation to future housing price trends,inventory,and sales.Combined with higher policy requirements of strictly controlling the"premium rate"on the residential land pricing,it was pointed out that the government should consider the upper and lower limit relationship between the base price of land transfer and the 15%"premium rate"when determining the land transfer price.It is concluded that the determination of residential land transfer price is a complex and huge systematic project,which is not determined by a single factor.In addition to referring to land evaluation price,it is need to pay attention to the influence of seven factors on land transfer price,such as land reserve cost,land transfer provision,land implicit cost,annual transfer plan,land use intensity,land price and housing price relationship,and housing inventory digestion cycle.On these bases,the hard constraint effect of land transfer cost,the policy guidance effect of land supply,and the industrial linkage effect of real estate linkage should be incorporated into the price formation mechanism of residential land.