需求侧视角下农村集体建设用地市场效率及影响因素研究

利用广东省南海区农村集体建设用地市场需求侧398份调研数据，采用两阶段DEA模型测算农村集体建设用地市场效率，探析交易费用、资产专用性、交易的不确定性等因素对农村集体建设用地市场效率的影响。研究结果表明：（1）需求侧农村集体建设用地市场总体效率为0.230，纯技术效率为0.390，规模效率为0.658。市场规模报酬绝大多数处于规模报酬递增阶段，可通过吸引更多社会资本参与新农村建设，助推城镇化以及城市升级。(2)交易费用对市场效率没有显著影响，与市场中的企业多次转租行为有关。（3）资产专用性：交易主体方面，企业高技能水平人员有助于提高农村集体建设用地市场效率。交易客体方面，在均衡处，集聚地区更高的要素价格意味着更好的生产要素匹配，农村集体建设用地市场效率较高。（4）交易不确定性：交易行为方面，在企业生命周期与土地利用周期更匹配的情况下，企业将选择加大生产投入以优化市场资源配置水平。交易环境方面，价格决定方式显著影响市场效率，交易环境的不确定性越低，越有利于提高需求方对于农村集体用地市场的预期，提高市场效率。因此，农村集体建设用地市场改革可以通过推进农村集体土地空间归并与整治，降低细碎化程度。同时，应构建农村集体建设用地一级市场和二级市场交易体系，以提高需求侧农村集体建设用地市场效率。

Research of the Rural Collective Construction Land Market Efficiency and Influencing Factors on the Demand Side

The paper use the two stage DEA model to calculate the rural collective construction land market efficiency, and then analyze the influence of transaction cost, asset specificity; transaction uncertainty and other factors on the demand side of efficiency, which is based on the 398 survey data of the rural collective construction land market in Nanhai District. The results show that: (1) The overall efficiency of rural collective construction land market is 0.230, the pure technical efficiency is 0.390, and the scale efficiency is 0.658. Most of the market scale is in the increasing stage, which can attract more social capital to participate in the construction of new countryside for promoting urbanization and urban upgrading. (2) The transaction cost has no significant influence on land market efficiency, which is related to the sublease behavior in the market. (3) The aspect of asset specificity: transaction subject, enterprises with high skill level workers are helpful to improve the land market efficiency. Transaction object, in equilibrium, the higher factor price in agglomeration area mean better production factor matching, and the efficiency of the rural collective construction land market is higher. (4) The side of transaction uncertainty, transaction behavior, enterprises will choose to increase production input to optimize the level of market resource allocation when the enterprise life cycle is more matched with the land use cycle. Transaction environment, the way of price determination has a significant impact on market efficiency. The lower the transaction uncertainty is, the more favorable it is for the demander to improve the expectation of rural collective land market and market efficiency. Therefore, the rural collective construction land market can promote the consolidation and rectification of rural collective land space and then reduce the fragmentation degree. At the same time, the transaction system of the collective construction primary land market and the secondary market should be constructed to improve the input output efficiency on the demand side.