(价格农用地价值)农用地价值构成与征地价格研究

农业用地是一个十分繁杂的当然、绿色生态和社会分子伴侣，是我们赖以生存的原动力。农业用地具备资源和财产双向特性，但一直以来，大家对它价值的组成及价格评估的认知拥有很严重的不够，极大限制了农村土地承包市场兴盛与发展。 人们往往只关注农业用地的经济生产作用而忽略其它方面功能的，不能完全反映农业用地的价值。文中就是从农业用地的功能设计下手，讲述了前人的价值观和农业用地价值构成论。

在这个基础上给出了农业用地社会发展经济形势综合性价值的定义，觉得农业用地除开具备经济生产作用外，也有社会保障功能、维护社会稳定作用、生态功能和其他功能，从而明确提出农业用地使用价值由品质使用价值、社保使用价值、维护社会稳定使用价值、生态价值和其它使用价值五一部分组成。 以农业用地社会发展经济形势综合性价值观念为载体，依据农业用地的五大基本功能，从农业用地的产权年限和主要用途变化下手，针对不同的运转种类，构建了四种价钱种类：即团体内运转价钱、团体外运转价钱、团体内改用价钱、团体外征用土地价钱。依据四类价钱含义差别，再次构建了包含当然品质价钱、社保价钱、维护社会稳定价钱、绿色生态价格和别的价钱五一部分为一体的农业用地团体外征用土地价钱计算管理体系，和以其为母版的其他价格计算方式。

这五一部分价是全部价格政策的前提。农业用地当然品质价钱可以采取多种多样方式求得，为与农业用地分等评定与定价工作中嫁接法，文中农业用地当然品质价钱立即选用农业用地分等评定定价的成果——基准地价和修正系数表来算;社保价钱由以往只考虑社会养老保险价钱拓展借口社会养老保险、医保和就业保险三部分价钱构成，并且从总的社会保障价钱中剥离出农业用地对农户的社会保障价钱;维护社会稳定价钱根据取代标准，用耕地开垦费作为对占用耕地的恢复价值补偿，即农业用地的维护社会稳定价钱;农业用地的生态价钱由简便易行的绿化修建成本法来求取;给出了区服中间的地域土地价格修正系数和县区里的外部经济区位优势修正系数，增强了农业用地价计算方式体系的外延性和广泛实用性。 以河北栾城县为案例，验证了征收土地价格评估方法的可执行性和精确性，证实农业用地的价格构成是正确的、切合实际的。

Arable land is complicated systems that consist of nature, ecology, society, and it is the source to exist for mankind. Arable land has double attributes of assets and resources. But for a long time, people didn"t realize its value composing and there is serious deficiency in the assessment, and this is also the great hindrance for the prosperity and development of rural land market.People often only pay attention the economic producing function of arable land and ignore its other functions, which can"t embodied arable land value completely. Based on analysis of the functions of arable land, and expatiation on the forefathers" arable land value theories and arable land value composing theories, we put forward the social economic environmental value concept for arable land .In this opinion,

there are social security function, social stabilization function, ecological function and other function besides economic producing function of arable land. And arable land value consists of five parts: social security value, social stabilization value, ecological value and other value.According to social economic environmental value of arable land, on the basis of five major functions of arable land, and in term of changing in property right and utilization of arable land, we classify four-type prices of arable land: delivery price in collectivity; delivery price out of collectivity; utilization transform price in collectivity; utilization transform price out of in collectivity. After grasping the connotation of the four-type price, we rebuilt the assessment system for expropriation price of land, which is made up of natural quality price, social security price, social stabilization price, ecological price and other price. We can also calculate other three- type price of arable land in according to the

expropriation price. These five prices are foundations of the whole pricing system. Natural quality price of arable land can be calculated by many kinds of methods. Considering the result of the grading and classification and assessment on arable land, natural quality price adopts corresponding basic price of arable land. Social security price of arable land extend from endowment insurance price to three parts: endowment insurance price, medical insurance price, and employment insurance price. What"s more, social security price of arable land is separated from all social security prices. Social stabilization price is calculated by computing the compensation of taking up the cultivated land. Ecological price is reckoned by the cost of building green land, which plays the same role like arable land. We also put forward region adjustment coefficient and micro position adjustmentcoefficient, which improves the application of that method.Using this method in Luancheng county of Hebei, the result proves the maneuverability and veracity of the new method.