耕地转为建设用地价格评估——以河南省南阳市为例

以经济增长理论为基础的传统土地估价理论与方法，对耕地价值缺乏完整认识，造成了耕地价格与转用建设用地价格的不连续性，论文在土地资源总价值理论基础上，通过对耕地价值的重建、耕地转为建设用地增值空间分析以及权益归属的研究，重新构建了城乡交错带耕地转为建设用地价格评估体系，提出耕地价格是经过外部性内在化以后的耕地资源权利的价值体现，它包括耕地实际生产收益价格、社会保障价格、社会稳定价格、生态安全价格和发展权价格5部分。同时以河南省南阳市为例，对该方法进行了实际应用，得出南阳市水田单位面积价值总量价格测算结果为139.81元/m²，该评估较好地反映了耕地的转用价格。

Method and Case Study on Transfer Price Appraisal from Cultivated Land to Constructive Land

The previous works have already applied some techniques to the appraisal context, such as Comparative Method, Capitalization Method, the Cost Approach and Benchmark Land Price Methods, however they have not been able to handle all the complexities of many real world appraisal problems, resulting in a large number of cultivated lands transferred or expropriated to constructive lands. This paper presents a new method to appraise the transfer price from cultivated land transferred or expropriated to constructive lands, and such a land transfer weakened the sustainable development ability of socio-economy due to lack of sustainable use plan of cultivated land resources. It is thus necessary to determine the mechanism of land price system to achieve the sustainable use of cultivated land resource and satisfy the continuously increased food demand. The purpose of this new methodology is to solve some of the drawbacks found in the current land price appraisal methods in China, which just took the solo agricultural productive function as appraisal standard of cultivated land value. The new method shows the whole exterior characters of cultivated land value instead of its individual benefits, which is composed of five parts, i.e. , natural quality price, social security price, social stabilization price, ecological safety price and development property price. In this paper, those factors influencing the value of cultivated lands were analyzed in detail, a suitable appraisal model was set up consequently and a method was proposed. Moreover, the new proposed methodology has been applied to a case study of paddy lands located in Nanyang City, Henan Province in order to demonstrate its goodness. From the results of this work we can conclude that the price of cultivated land in unit area is RMB 139.81 yuan/m~2, meanwhile, the social stabilization price is 42.32 yuan/m~2, accounting for 30.27% of the total price;the social stabilization price is 32 yuan/m~2, accounting for 22.89%;the development right price is 25.33 yuan/m~2, accounting for 18.12%, the ecological safety price is 22.93 yuan/m~2, accounting for 16.4%, and the natural productive price is 17.23 yuan/m~2, accounting for 12.32%. Moreover, according to the appraisal outcome of cultivated land value in Nanyang city, 139.81 yuan/m~2 can be accepted by market, reflecting that the current transfer price of cultivated land still has the space to rise. And the result shows that in this paper the price appraisal for cultivated land converted to constructive land is especially useful and reasonable. So the methodology proposed seems to improve previous works and stands out as a good alternative to current cultivated land appraisal approaches.