房地产开发过程中土地增值多元主体行为分析

Research on Multiple Subject Behaviors of Land Value-added in Real Estate Development Process

对房地产开发过程中的土地增值收益和参与此过程的多元主体运用博弈论方法,从土地出让价格、资金筹集方式、房地产价格三个层面分析主体之间的行为对土地增值的影响;以绍兴市某房地产开发项目为例,估算多元主体在土地增值收益中的分配。结果表明:中央政府、地方政府、开发商、商业银行和购房者都对土地增值做出了贡献,并在不同程度上参与了土地增值收益的分配。最后,提出转变土地使用权出让方式、改进房地产金融的配套措施、完善土地税收政策、加强我国土地增值收益分配的管理手段等相关建议,有效保护多元主体在增值过程中切身利益的同时,为调整土地增值收益分配机制提供新的思路。

Article starts with the analysis of land value-added income and multiple subjects in the real estate development process,using the method of game theory,from three aspects of land transfer price,mode of financing and real estate price to analysis the subject's behaviors influencing on the land value increment.Using the method of case analysis,with a real estate development project of Shaoxing as an example,it estimates the distribution of the land value increment income among the multiple subjects.The results show that central government,local governments,developers, commercial banks and homebuyers are all contributing to the land value increment,and at different degrees,participating in the allocation of the land value increment.Finally,changing the transfer mode of land use right,improving measures of real estate finance,perfecting the land tax policies and strengthening the management of distribution of the land value-added income in China,it can effectively protect the multiple subjects' vital interests in the process of appreciation,at the same time,provide some new ideas for the adjustment of land income distribution mechanism.