我国农村集体经营性建设用地入市的路径和收益分配优化

Market Entry Paths and Revenue Distribution Optimization for Collective Operational Construction Land in Rural China

农村集体经营性建设用地入市能有效解决城市土地资源紧缺的问题和城市扩张与农村集体占有土地之间的矛盾,从土地供给侧推进房地产市场平稳发展,对于助力乡村振兴战略、促进城乡融合发展、建设高标准市场经济体系意义重大。文章探索了以城乡统一建设用地市场为目标的农村集体经营性建设用地的入市路径,对于近郊农村鼓励通过就地入市的途径,采取出让或者租赁的形式入市,远郊农村通过异地调整的途径,将复垦后结余建设用地指标调整到符合规划的产业集中区入市。在此基础上进一步厘清了三大分配主体、两大分配内容之间层层递进的分配关系。政府直接参与的情况下可以通过参与初次分配或再分配获取收益,间接参与的情况下可以通过征收土地调节金获取收益,当前比较合理的土地调节金征收比例是10%~30%。集体在扣除政府的相应收益后,留存30%~40%用于村集体的经济发展和设施完善或者是股份分红,剩余部分在农民个体之间公平平均分配。最后,文章提出完善集体经营性建设用地的产权制度设计,制定指导入市的全国性实施办法,建立公平合理的土地增值收益分配制度和统筹联动推进宅基地制度改革等相关建议。

The entry of rural collective operating construction land into the market can effectively address the issue of urban land scarcity and the conflict between urban expansion and rural collective land ownership.It promotes the stable development of the real estate market from the supply side of land,which is of great significance for boosting rural revitalization,promoting urban-rural integ-ration,and constructing a high-standard market economy system.The article explores the path of rural collective construction land en-tering the market with the goal of establishing a unified urban and rural construction land market.For rural areas near cities,encourage-ment is given to enter the market locally through methods such as land transfer or leasing.For rural areas far from cities,adjustment of surplus construction land indicators after reclamation is made to meet the planned industrial concentration areas for market entry.Fur-thermore,it clarifies the progressive distribution relationship between the three major distribution subjects and the two major distribu-tion contents.In cases where the government is directly involved,revenue can be obtained through participation in initial distribution or redistribution.In cases of indirect involvement,revenue can be obtained through the collection of land adjustment fees,with a current reasonable collection rate being between 10%to 30%.After deducting the corresponding government revenue,collectives retain 30%to 40%for village economic development,infrastructure improvement,or dividend distribution,with the remaining portion being fairly distributed among individual farmers.Finally,the article proposes improving the property rights system design for collective construc-tion land,formulating national implementation measures to guide market entry,establishing a fair and reasonable land value increment distribution system,and promoting coordinated efforts to reform the rural residential land system,among other related suggestions.