土地一級開發(fā)利益分配及協(xié)調(diào)機(jī)制研究
發(fā)布時(shí)間：2019-03-24 19:08
【摘要】：我國土地市場包括兩個(gè)層面的內(nèi)容，土地一級開發(fā)市場和土地二級開發(fā)市場。土地一級開發(fā)市場是土地進(jìn)入市場前的準(zhǔn)備工作，直接影響到地價(jià)的高低，進(jìn)而影響到二級房地產(chǎn)市場。土地一級開發(fā)的各類問題中，最急迫最重要的問題是如何進(jìn)行利益分配的問題。因此研究土地一級開發(fā)，解決其利益分配問題，對保障土地一級市場的順利進(jìn)行，推進(jìn)房地產(chǎn)市場的健康發(fā)展均具有重要意義。 由于土地一級開發(fā)本身的復(fù)雜性特點(diǎn)，本文首先梳理了土地一級開發(fā)的概念及模式，清晰解釋了其本質(zhì)和結(jié)構(gòu)。并進(jìn)一步探討現(xiàn)存土地一級開發(fā)的利益分配問題，發(fā)現(xiàn)目前土地一級開發(fā)利益分配主要存在以下問題：①各地標(biāo)準(zhǔn)差異大；②部分地方一級開發(fā)利潤率偏低；③地方性政策變動頻繁；④對原土地使用者的利益關(guān)注很少。這些問題都嚴(yán)重制約著土地一級開發(fā)市場的發(fā)展。 針對上述問題，本文以“利益”作為切入點(diǎn)，利用公司治理中已經(jīng)較為成熟的利益相關(guān)者理論，對土地一級開發(fā)過程中的利益相關(guān)者進(jìn)行界定、分類，，并重點(diǎn)探討了核心利益相關(guān)者的利益要求、利益沖突及利益協(xié)調(diào)的必要性，為后續(xù)利益分配做鋪墊。 在上述分析的基礎(chǔ)上，首先分析土地一級開發(fā)過程中利益相關(guān)者的動態(tài)策略集，研究政府、原土地使用者及土地一級開發(fā)企業(yè)之間相互關(guān)系，并對土地一級開發(fā)過程中的利益做出進(jìn)一步界定。接著以利益分配原則為前提，根據(jù)Shapely值利益分配原理構(gòu)建土地一級開發(fā)中利益分配模型，并根據(jù)投入、承擔(dān)風(fēng)險(xiǎn)大小、收益形式等因素，結(jié)合理想點(diǎn)原理對Shapely值進(jìn)行修正，得到公平有效的利益分配方案。結(jié)合四川省***項(xiàng)目土地一級開發(fā)的實(shí)例運(yùn)用模型進(jìn)行模擬利益分配，分析結(jié)果認(rèn)為模型具備有效性及可操作性。 利益分配方案的順利實(shí)施需要有效的利益協(xié)調(diào)機(jī)制及其他利益相關(guān)者的共同參與作為保障。因此本文在建立土地一級開發(fā)項(xiàng)目核心利益相關(guān)者利益分配方案的基礎(chǔ)上，進(jìn)一步從制度層面制定土地一級開發(fā)的利益協(xié)調(diào)機(jī)制作為補(bǔ)充保障。
[Abstract]:China's land market includes two levels of content, land first-level development market and land secondary development market. The primary development market of land is the preparation work before land enters the market, which directly affects the level of land price, and then affects the secondary real estate market. Among all kinds of problems of land development, the most urgent and important one is how to distribute benefits. Therefore, it is of great significance to study the first-level development of land and solve the problem of its benefit distribution, to ensure the smooth progress of the first-class market of land and to promote the healthy development of the real estate market. Due to the complexity of land first-level development, this paper firstly combs the concept and mode of land-first-level development, and explains its essence and structure clearly. At present, it is found that there are mainly the following problems in the distribution of interest in the development of land at present: (1) there are great differences in the local standards; (2) the profit margin of the development at the local level is low; (3) Local policy changes frequently; (4) little attention is paid to the interests of original land users. These problems are seriously restricting the development of the first-level development market of land. In view of the above problems, this paper takes "benefit" as the starting point, and uses the mature stakeholder theory in corporate governance to define and classify the stakeholders in the process of land first-level development. It also discusses the interest requirement of the core stakeholders, the necessity of the conflict of interests and the coordination of interests, and lays the groundwork for the subsequent distribution of interests. On the basis of the above analysis, this paper first analyzes the dynamic strategy set of stakeholders in the process of land first-level development, and studies the relationship among the government, the original land users and the land-level development enterprises. And to make a further definition of the interests in the process of first-level development of land. Then on the premise of the principle of benefit distribution, according to the principle of benefit distribution of Shapelli value, the model of benefit distribution in the first-level development of land is constructed, and according to the factors such as input, risk bearing, income form and so on, the Shapelli value is revised according to the principle of ideal point. Get a fair and effective distribution of benefits. Based on the example of the first-class land development in Sichuan Province, the model is used to simulate the benefit allocation. The results show that the model is effective and feasible. The successful implementation of the benefit allocation scheme requires effective benefit coordination mechanism and the participation of other stakeholders as a guarantee. Therefore, on the basis of establishing the benefit allocation scheme for the core stakeholders of the land-level development project, the interest coordination mechanism of the land-level development is further worked out from the institutional level as a supplementary guarantee.
【學(xué)位授予單位】：重慶大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：F301.2
[Abstract]:China's land market includes two levels of content, land first-level development market and land secondary development market. The primary development market of land is the preparation work before land enters the market, which directly affects the level of land price, and then affects the secondary real estate market. Among all kinds of problems of land development, the most urgent and important one is how to distribute benefits. Therefore, it is of great significance to study the first-level development of land and solve the problem of its benefit distribution, to ensure the smooth progress of the first-class market of land and to promote the healthy development of the real estate market. Due to the complexity of land first-level development, this paper firstly combs the concept and mode of land-first-level development, and explains its essence and structure clearly. At present, it is found that there are mainly the following problems in the distribution of interest in the development of land at present: (1) there are great differences in the local standards; (2) the profit margin of the development at the local level is low; (3) Local policy changes frequently; (4) little attention is paid to the interests of original land users. These problems are seriously restricting the development of the first-level development market of land. In view of the above problems, this paper takes "benefit" as the starting point, and uses the mature stakeholder theory in corporate governance to define and classify the stakeholders in the process of land first-level development. It also discusses the interest requirement of the core stakeholders, the necessity of the conflict of interests and the coordination of interests, and lays the groundwork for the subsequent distribution of interests. On the basis of the above analysis, this paper first analyzes the dynamic strategy set of stakeholders in the process of land first-level development, and studies the relationship among the government, the original land users and the land-level development enterprises. And to make a further definition of the interests in the process of first-level development of land. Then on the premise of the principle of benefit distribution, according to the principle of benefit distribution of Shapelli value, the model of benefit distribution in the first-level development of land is constructed, and according to the factors such as input, risk bearing, income form and so on, the Shapelli value is revised according to the principle of ideal point. Get a fair and effective distribution of benefits. Based on the example of the first-class land development in Sichuan Province, the model is used to simulate the benefit allocation. The results show that the model is effective and feasible. The successful implementation of the benefit allocation scheme requires effective benefit coordination mechanism and the participation of other stakeholders as a guarantee. Therefore, on the basis of establishing the benefit allocation scheme for the core stakeholders of the land-level development project, the interest coordination mechanism of the land-level development is further worked out from the institutional level as a supplementary guarantee.
【學(xué)位授予單位】：重慶大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：F301.2
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8 周Z逆
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