交易费用三维度属性作用机理及交易方式选择意愿——佛山市南海区集体建设用地市场实证分析

基于广东省南海区的问卷调研,采用Tobit模型分析资产专用性、交易的不确定性和交易频率对农村集体建设用地交易费用的影响,采用Probit模型分析交易费用对市场交易方式选择的影响。(1)集体建设用地市场交易费用的研究结果:资产专用性中承租人不是本地人、受教育程度越高的人力资本资产专用性较高,会产生更高的交易费用;模型中需求方物质资产专用性没有影响;土地资产专用性中的地块离镇中心距离越近的资产专用性更高,因而其交易费用相对较高。交易的不确定性中交易行为的不确定性中交易对象为村集体,其交易费用更低;签订合同可以减少不确定性,降低履约风险,从而达到减少交易费用的目的;没有政府干预更倾向于采用接近市场的形式,交易费用低;交易环境的不确定性中采用竞标方式决定价格其交易费用较低,而采用协议方式其交易费用较高;办理了《房屋产权证》的交易其交易费用更低,产权明晰是市场有效运作的前提。(2)市场交易方式选择的研究结果:交易费用较高的情况下,承租方倾向于选择出让的交易方式;资产专用性中企业员工人数和产业状态均显著正向影响交易方式的选择,地块更靠近镇中心,企业更愿意选择出让的方式;交易的不确定性中交易行为的不确定性具有正向显著影响的因素包括交易对象、合同年限、合同是否公证;交易环境的不确定性中价格决定方式、是否知道南海区试点及南海区流转政策三个变量都显著正向影响交易方式的选择;交易频率显著正向影响交易费用,二次或多次转租的承租方会更愿意选择出租的方式进行交易。研究结论:交易费用的三个分析维度对交易费用的影响不尽一致,应根据其影响的差异性来制定相关政策,以达到降低市场交易费用的目的。

Three dimensional attributes of transaction costs and the choice willingness to transaction mode:an empirical analysis of collective construction land market in Nanhai District,Foshan City

This paper constructs the rural collective construction land transaction costs model based on the empirical questionnaires at Nanhai District in Foshan City, Guangdong Province, and then utilizes the Tobit model to analyze the impact of asset specificity, transaction uncertainty and transaction frequency on rural collective construction land transaction costs.It uses Probit model to analyze the influence of transaction costs on the preference of market transaction way, and aims at proposing suggestions on establishing rural construction land market with high efficiency and low transaction costs.① The research results of transaction costs of rural collective construction land market show that the leasers are not local people, and higher education degree will lead to high asset specificity of human capital, which may cause higher transaction cost;however, the material asset specificity does not have significant impact on the transaction cost;for the asset specificity of land resource, the closer the land from the town center is, the higher the asset specificity and also higher transaction cost.From the aspect of the uncertainty of transactions, the influence factors of uncertainty of transaction behavior include the transaction object who is the village collective and may reduce transaction costs, the sign of trade contract which can cut down the uncertainty, depress the risk of performance, then achieve the purpose of reducing transaction costs, and non-government intervention under which the market transaction tends to adopt the form of market system and owns low transaction costs.As for the uncertainty of trading environment, the bidding method to determining the price may induce lower transaction costs, but the agreement method may result in higher transaction costs;moreover, the 'housing property permits' will lead to lower transaction costs, because property rights are the premise of the effective market operation.② The research results of the preference of the market trade method show that under the situation of high transaction costs, the leaser prefers to choose the way of transfer.As for assets specificity, the number of employees and industry status of material assets specificity have significantly positive impacts on the trade mode choice.Besides, the closer to the town center, will the land trading company be more willing to choose to the transaction way of transfer.Factors about the behavior of transaction uncertainty which has significantly positives influences on the market trade method includes the contract object, the transaction contract period, and whether contract is notarized.Three variables of the trading environment uncertainty have significantly positive influence on transaction options: the price decision method, whether the land leaser knows Nanhai District is the pilot, whether the leaser knows the transaction policy in Nanhai District.The trading frequency has significantly positive impact on transaction costs, the leaser who has leased two or more times will be more willing to choose the rent way of transaction.The research drew following conclusions: the three analysis dimensions of transaction costs differently influence the rural collective land transferring transaction costs and the government should make related policies according these different impacts, so as to decrease the transaction costs.