城乡结合部土地估价探讨——以石家庄市为例

Evaluation of Land Price in Urban Fringe Area:the Case of Shijiazhuang, Hebei Province

城乡结合部是城市与农村相互结合的特殊经济地理单元,是城市快速扩张的重点区域,受城市与农村的双重影响。城乡结合部地价是土地价格研究中的薄弱点,土地市场的快速、健康发展迫切要求对该区进行地价评估。该文以石家庄市为例,首先对该区土地进行定级,选择适合城乡结合部土地特征的定级因素:中心城市影响度、交通条件、基本设施状况和自然条件;在定级基础上,综合考虑城市用地与农用地估价的不同特点,采用收益还原法和成本逼近法测算城乡结合部土地价格,并提出了两种方法的局限性和相应的解决方法;最后,对估价结果进行分析,提出城乡结合部土地价格的一些规律性特征:城乡结合部地区由于存在建设用地和农用地之间生地与熟地的差别,不同类型土地之间地价相差很大。文章从理论和方法上对城乡结合部的地价进行了一些探讨性的研究,对进一步明晰城乡结合部的土地产权和土地收益,规范土地交易市场,实现城乡结合部的健康发展有一定的前瞻性和实用价值。

Affected by development of city and countryside, city fringe area is a peculiar economic and geographical unit, which is the main area of city spreading. However, researches on land price of the urban fringe area are not enough, though the healthy development of the land market requires evaluating the land price within this area. By employing the case of Shijiazhuang city, classification element as infection degree of center city, traffic, basic establishment and natural condition are chosen, the land levels are graded. On the base of land level, considering the difference of city land and countryside land, and using the method of income reduction and cost approach, the land price of urban fringe area is evaluated in this paper. Then, some characters are concluded: because of the difference about the crude land ripe land between city land and countryside land, the land price is also different. Furthermore, from the theoretical and practical perspectives, the paper provides suggestions involving land price about the urban fringe area, the property right and income of the land, and standard the market of land, the purpose of which is to realize the healthy development of the city fringe area.