The Study on Land Expropriation Compensation Standard Based on Farmland Development Rights
KONG Lingyan
School of Economics and Management, Southwest University, Chongqing, China.
Abstract
Land expropriation compensation standard is the core issue of land expropriation system. The present unified annual output value standard and the area of integrated land price cannot solve the problems bringing by low compensation standard, and are still the compensation for landrsquo;s original use. The lack of farmland development rights is the fundamental reason. This paperrsquo;s research purpose is to establish a new land compensation standard which is based on farmland development rights. First of all, the paper discussed the concept of farmland development rights and land expropriation compensation. Secondly, after analyzing the status quo of land expropriation compensation standard system which is in our country, it instructed the necessity to set up the farmland development rights based on farmland expropriation. At last, based on the construction of land expropriation compensation standard which is on the basis of farmland development rights, the paper proposed that a fair and reasonable land expropriation compensation standard should include farmland use economic value, farmland social security value and farmland development rights value.
INTRODUCTION
With the development of the urbanization process, the demand for land increases and the scope of land expropriation expands gradually. The government acquires land from farmer collectivity as state-owned construction land to transfer to the land users. The value-added benefits are mainly shared by government, while, farmers get very little. At the same time, the land expropriation compensation which given by rural collectivity and farmers is still in a low level, so it violated the farmerrsquo;s right to survive and develop to a certain extent. The series of phenomena shows that our countryrsquo;s current farmland property right system has shortcomings and the current land expropriation compensation system is unreasonable. The lack of farmland development rights whose location is clear and affiliation is specific makes the farmer collective and individual interests severely depressed. Due to lie in the monopolistic status, the government monopolizes the development rights and the benefits from development rights. Therefore, in order to share the rights of farmland value-added income, it is necessary to accurately locate farmland development rights, and establish land expropriation compensation standard considering farmland development rights, so as to ensure farmersrsquo; rights and interests are no longer violated.
1 . C O N C E P T O F F A R M L A N D
DEVELOPMENT RIGHTS AND LAND
EXPROPRIATION COMPENSATION
1.1 Farmland Development Rights
Farmland development right is the sub-concept of land development right, and is also the agricultural land development right. Farmland development rights in our country mainly includes three aspects: the right of agricultural land converted to collective construction land, the right of agricultural land converted to state-owned urban land for construction purposes, and the right of improving intensive degree of land use through adjusting the structure of agricultural inputs. The main content of the paper is to research our countryrsquo;s land expropriation compensation standard which is based on farmland development rights, and land expropriation is to convert the collective agricultural land to state-owned urban construction land. The farmland development rights in this paper are defined the use rights of agricultural land converted to urban construction land.
1.2 Land Expropriation Compensation
Land expropriation compensation refers to the compensation which is given to the holder of the land who suffers the loss for land expropriation. For the purpose of public interests, the legal procedure, reasonable land expropriation compensation are the three elements of land expropriation behavior. The reasonable land expropriation compensation is a precondition for the existence of land expropriation. Because our country is a dual structure of urban and rural land, urban land is owned by the state, while rural and suburban land is owned by farmer collectivity except that special provisions in the law shall be owned by the state. Therefore, our countryrsquo;s land expropriation mainly refers to the expropriation of collective land, and our countryrsquo;s land expropriation compensation mainly refers to the reasonable compensation which is given to farmers and farmer collectivity land-expropriated.
2 .S T A T U S Q U O O F L A N D
EXPROPRIATION COMPENSATION
STANDARD SYSTEM IN OUR COUNTRY
2.1 Confined by the Old Ideas of Compensating for Land Original Use and Annual Output Value Multiple
Compared with the huge added-value in the process of farmland non- agriculturalization, our countryrsquo;s land expropriation compensation standard is low for a long time. The direct reason of which is that farmland expropriation compensation standard is not on the basis of the farmland market and the future value, but just according to annual output value multiple of land original use to compensation. From the constitution thoughts and methods of unified annual output value standard and area of integrated land price, both still compensate in accordance with the agricultural use in fact, based on the basic measurement of annual output value multiple. For example, the biggest difference between unified annual output value standard and annual output value multiple is the measurement of farmland annual output value. The measuring range of annual output value multiplier method only limits in the output of
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基于农地发展权的土地征收补偿标准研究
孔令艳
经济与管理学院，西南大学，重庆，中国
摘要
征地补偿标准是土地征收制度的核心问题。现行统一的年产值标准和综合地价面积不能解决问题。补偿标准偏低，仍然是土地使用权的补偿。农地发展权不足是根本原因。本文的研究目的是建立以农地发展权为基础的土地补偿新标准。首先，论述了农地发展权，土地征收补偿的概念。其次，在分析我国土地征收补偿标准体系现状的基础上，提出了建立基于农地征收的概念。最后，基于土地征用补偿标准是对农地发展权的基础建设，提出公平、合理的土地征收补偿标准应包括农地使用经济价值、农地社会保障价值和农地发展权价值。
简介
随着城市化进程的推进，对土地的需求增加，土地征用的范围逐渐扩大。政府征用农民集体土地作为国家土地建设用地转让给土地使用者。增值收益主要由政府分享，农民获得很少。同时，农村集体农民征地补偿仍处于较低水平，这在一定程度上违背了农民生存和发展的权利。这一系列现象表明，我国现行的农地产权制度存在弊端，现行征地补偿制度不合理。农地发展权缺乏定位清晰、相互联系、相互作用的要素。过于重视特殊情况使农民集体和个人利益严重压抑。由于处于垄断地位，政府垄断开发权和获取的好处。因此，为了分享土地增值收益的权利，有必要准确定位农地发展权，建立土地征收补偿 以农地发展权为标准，确保农民权益不再受侵害。
- 农田的概念 发展权和土地
1.1农地发展权
农地发展权是土地发展权的子概念，也是农地发展权。我国农地发展权主要包括三个方面： 农地权利转化为集体建设用地，农地权利转化为城市国有土地建设用地，并提高强度的权利 通过调整农业投入结构的土地利用综合程度。本文的主要内容是研究我国基于土地征收补偿标准和农田的发展权，土地征收是将农业集体土地向国有建设用地。本文的农田发展权限定为转为城市建设用地的农用地使用权。
1.2征地补偿
土地征收补偿是指对土地征收人遭受土地损失而给予的补偿。为了公共利益的目的、法律程序、合理的土地征收补偿是土地征收行为的三要素。合理的土地征收补偿是土地征收存在的前提。由于我国是一个城乡二元结构的土地，城市土地属于国家所有，农村和郊区的土地属于农民集体所有，除特殊规定和法律外属于国家所有。因此，我国的土地征收主要是指集体土地的征收，而我国的土地征收补偿主要是指对农民和农民集体土地征收的合理补偿。
- 土地现状 我国的标准制度
2.1局限于旧的土地利用补偿和年产值倍数
我国土地征收标准由于并未给予巨大的附加值在农地城市化过程中，很长一段时间都低于正常水平而仅仅按年产值的土地使用权倍数来补偿。从统一的年度产值标准和综合用地面积的宪法思想和方法。价格方面，两者仍按照实际使用补偿，根据年产值基本计量倍数。例如，统一年度最大的区别 产值标准和年产值倍数是耕地年产值的计量。年产值乘数法的测量范围仅限于镧产量。第二征收区块，统一年度产值标准的测量范围向市（县）行政范围延伸，并增加部分校正因子。关于测量的综合地价的地区，全国各地的平衡确定2-3种测量方法的结果。然而不同的地区总是使每年以产值倍数法为主要方法。
2.2不考虑土地增值收益的征地补偿标准
统一的年度产值标准和综合地价面积由政府根据原有使用价值计算，不考虑耕地开发增值收入 。农地被征用后，政府以市场化的方式高价出让。因此，巨大的差别收益都由政府共享的过程中完成耕地非农化，而补偿农民获得土地出让金只有很少的一部分。
一方面，在一个较低的价格转让征收高价是失地农民不满的主要原因。今天，农民已经普遍意识到了在征用、划拨价格差异之间巨大的差异。对于失地农民，征地补偿标准严重不公平。即使征收补偿近几年改善了，但与政府的土地出让金相比依然很低。即造成征地拆迁冲突、群体性事件、上访者数量上升。
另一方面，在一个较低的价格转让征收高价使得地方政府最大的受益者和刺激地方政府在土地面积的扩大。为了保证财政收入，保持当地经济的运行，地方政府将继续征收耕地，使生态环境遭到更广泛的破坏。
2.3 年统一产值标准土地综合价格的问题的实践
首先，衔接与协调存在一些问题。根据当前文件的有关规定，综合地价的地区主要是应用在工程范围用地，在建设用地范围内的城市规划，统一年产值标准将使用。然而问题是，城市的扩张将继续突破原来确定的建设用地范围，采取不同的测量方法，可能导致相邻地块测量结果的不同。其次，有一些对计算过程和方法的问题。在统一年产值标准和综合地价的面积计算过程中，需要考虑很多因素，如何确定区域和区域的修正系数和系数，其中一些是自矛盾的，会增加操作的复杂性。
结论
本文从农地发展权理论出发，分析了统一年度产值标准和综合地价体系区的现状，并指出其中的缺陷与不足。提出建立包含农地发展权内容的土地征收补偿标准。得到以下结论：
1.征地补偿标准是征地制度改革的核心问题
与传统测量方法的比较。统一年产值标准和征地区片综合地价区土地征收认同水平得到极大的提高。但它并没有得到本质的改变。不考虑土地开发收入分配。因此造成很多问题和土地征收的矛盾。
2.农地发展权是农地转为建设用地的权利
由于农地发展权缺乏产权基础。农民不能分享土地开发增值收益。通过一系列的分析。我们得出结论，这是农民与国家共享的农地发展权配置的最优选择。
3.公平合理的土地征收补偿标准应包括农地发展权价值、农地使用经济价值和农地社会保障价值
从测量过程和方法，更科学、更具操作性。并从计算结果、新征地补偿标准与目前比较统一的标准年产值从而得到根本改善。
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