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  本文選題：土地儲備　切入點：土地立法　出處：《南京農(nóng)業(yè)大學》2013年碩士論文　論文類型：學位論文

【摘要】：城市土地儲備運行機制作為我國土地制度的一個創(chuàng)新,是城市政府壟斷一級土地市場獲取土地收益的重要手段。在我國現(xiàn)行法律制度下,從理論和實踐方面研究土地儲備運行機制存在的制度缺陷并加以完善,對于城市政府進一步改進制度設(shè)計,使土地儲備運行機制更好地發(fā)展以達到政策目標具有重要意義。本文著眼于土地儲備運行機制的主要問題,理論分析與實例研究相結(jié)合,提出了自己的看法與政策建議。淮安為解決土地市場交易不規(guī)范,土地收益分配不合理的問題,改善城市結(jié)構(gòu)布局,2002年淮安市實施土地儲備運行機制,成立了第一家土地儲備機構(gòu)。借鑒其它地市經(jīng)驗,淮安市土地儲備政策主要包括統(tǒng)一收購政策、統(tǒng)一儲備政策、統(tǒng)一供應(yīng)政策、市場運作政策、資金集中政策六項政策,在優(yōu)化城市規(guī)劃和增加土地收益方面初見成效�；窗彩型恋貎渲行碾`屬于土地管理部門,土地儲備工作協(xié)調(diào)效率有待提高,從法律依據(jù)來說,淮安市同樣要解決立法和制度建設(shè)問題。從收購地價和運行成本來分析,補償費是土地價格的重要組成,雖然淮安市發(fā)布了基準地價,但主要是按需定價,土地的權(quán)屬在地價中未能體現(xiàn)�；窗彩姓畠H在土地儲備運行機制啟動時注入1000萬元,其余所需資金全部來源銀行貸款,與理論分析結(jié)論一致,單一的融資渠道加大了風險和成本。實施土地儲備也造成淮安市的地價上揚。在進行淮安市與杭州、南通、上海等地市的比較時,筆者發(fā)現(xiàn)法律依據(jù)、地價上揚、收購價格認識模糊屬于共性問題,杭州的政府主體地位相對突出,運行效果較好。上海由于資金需求小,金融風險問題不明顯。根據(jù)分析可知,在我國目前的土地儲備運行機制中,法律缺位、政府主體弱化、收購價格認識模糊、金融風險過大的確是急待解決的問題,針對分析出的原因,本文給出的政策建議包括：在與土地儲備相關(guān)的法律,如《土地管理法》、《城市規(guī)劃法》、《房地產(chǎn)管理法》等法律法規(guī)中增加適應(yīng)內(nèi)容,建立健全土地儲備的法律體系；科學界定土地使用權(quán),從土地的權(quán)屬關(guān)系出發(fā)明確對原土地使用者補償?shù)男再|(zhì)、補償依據(jù)、如何補償,參照國際慣例,考慮經(jīng)濟的整體發(fā)展,合理分配土地收益；探索一條社會化的資金籌措機制,采用政府撥款、銀行貸款、土地收益、發(fā)行土地債券和城市土地基金、資產(chǎn)支持證券化等方式拓寬融資渠道,建立風險評估體系有效降低土地儲備的風險和成本；加強政府之間的協(xié)作,使土地收購儲備與整個城市的經(jīng)濟發(fā)展計劃、用地計劃、舊城改造計劃、房地產(chǎn)開發(fā)計劃、資金籌措計劃等有機結(jié)合起來,建立詳細的目標考核體系,把土地儲備運作中的各個方面直接分解到各個部門,以政府的意志來統(tǒng)一各個政府相關(guān)部門的思想和行動,降低協(xié)作成本,減少土地儲備中的尋租和部門執(zhí)行偏差。
[Abstract]:As an innovation of our country's land system, the operation mechanism of urban land reserve is an important means for the urban government to monopolize the land market to obtain land income. From the aspects of theory and practice, this paper studies the institutional defects of the land reserve operation mechanism and improves the system design for the urban government. It is of great significance to make the operational mechanism of land reserve develop better in order to achieve the policy objective. This paper focuses on the main problems of the operation mechanism of land reserve, and combines theoretical analysis with case study. In 2002, Huai'an put forward its own views and policy suggestions. In order to solve the problems of non-standard land market transaction, unreasonable land income distribution, and improve the layout of urban structure, Huaian City implemented the land reserve operation mechanism in 2002. The first land reserve institution was established. Drawing on the experience of other cities, the land reserve policy of Huai'an mainly includes six policies: unified acquisition policy, unified reserve policy, unified supply policy, market operation policy, and fund concentration policy. The land reserve center of Huaian City is subordinate to the land management department, and the coordination efficiency of the land reserve work needs to be improved. Huai'an also needs to solve the problems of legislative and institutional construction. From the perspective of purchase land prices and operating costs, compensation fees are an important component of land prices. Although Huaian City has issued the benchmark land price, it is mainly pricing on demand. The ownership of land is not reflected in the land price. The Huai'an Municipal Government only injected 10 million yuan into the land reserve operation mechanism when the operation mechanism was started, and the rest of the funds needed all came from bank loans, which is consistent with the conclusion of the theoretical analysis. A single financing channel increases the risks and costs. The implementation of land reserves also causes the price of land in Huai'an to rise. When comparing Huai'an with Hangzhou, Nantong and Shanghai, the author found the legal basis for the increase in land prices. The vague understanding of purchase price is a common problem. Hangzhou's government is relatively prominent in its main position, and its operation effect is better. Due to its small demand for funds, the financial risk problem is not obvious in Shanghai. According to the analysis, it can be seen that, In the current land reserve operation mechanism of our country, the legal vacancy, the weakening of the government body, the vague understanding of the purchase price and the excessive financial risk are the urgent problems to be solved. The policy suggestions in this paper include: to establish and improve the legal system of land reserve in the laws and regulations related to land reserve, such as the Land Management Law, the Urban Planning Law, the Real Estate Management Law and other laws and regulations; Scientific definition of land use right, starting from the land ownership relationship to clarify the original land users compensation nature, compensation basis, how to compensate, referring to international practice, consider the overall economic development, reasonable distribution of land income; To explore a socialized financing mechanism and broaden the financing channels by means of government grants, bank loans, land proceeds, the issuance of land bonds and urban land funds, and asset-backed securitization. Establish a risk assessment system to effectively reduce the risks and costs of land reserves, strengthen the collaboration between the governments, and make land acquisition and reserves work with the entire city's economic development plans, land use plans, old city reconstruction plans, and real estate development plans, By organically combining the fund raising plan and so on, establishing a detailed target assessment system, directly decomposing all aspects of the operation of the land reserve into various departments, and unifying the ideas and actions of the relevant government departments with the will of the government. Reduce the cost of collaboration, reduce the land reserve in the rent-seeking and departmental implementation deviation.
【學位授予單位】：南京農(nóng)業(yè)大學
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：F301

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本文編號：1592351