中国土地一级市场中农地非农化制度之初探：财产权的观点

Preliminary Exploration of China’s Farmland Conversion in the Primary Land Market: A Property Rights Approach

摘要: 中国自2007年10月1日起实行物权法与2008年第十七届三中全会施行的农村政策，对中国实行社会主义的市场经济带来重大的冲击，由原本的集权城市规划转变为由市场经济主导。其对财产权的平等保护及公平竞争赋予了法律的保障，更能确保土地使用权者的权利，财产权更加明确地被界定出来，新的权利因为新的经济力量而产生。其中当农业用地转为非农业用地使用时，土地的财产权将从较低的农业土地产权，转变成与房地产开发结合成高价的城市土地产权，使得大量的财产权流入公共领域之中，对社会产生重大冲击。制度的转变是为了减少交易成本，促进市场交易，但由于中国相关法令与措施并不完善，反而造成社会对立，以及不必要的社会外部性成本，于是制度的转变反而不利弱势之农民，造成当前中国三农问题严重。就此，本研究针对中国土地一级市场导入财产权经济分析概念，分析土地一级市场制度出现的问题，使土地可以透过供需曲线加以分析，但供需分析中原先X轴的土地数量，应改为土地财产权的数量，此转变使土地变的像一般财货一样，可以在市场上移动且改变数量。透过土地一级市场的供需分析，了解中国土地一级市场受到土地征收补偿制度、农业土地移转制度、土地一级市场交易机制与房地市场政策制度的影响，而其中又以土地征收补偿制度的影响最大。

Abstract: The property law enacted on October 1^st, 2007 and the rural policy enacted by the third Plenary Session of the 17^th Central Committee of CPC in 2008 impact the socialist market economy in China seriously, reforming the driving power of the urban planning system from centralized bureaucracy to market force. The law and policy mentioned above legally ensure the equality of property, especially for the land users whose property can be defined more clearly, and new rights come into being as a result of new economic force. When the non-agriculturalization of farmland takes place, the land property will convert from a low-value agricultural property to a high-value urban land property integrated with real estate development, which results in a large flow of property into public domain and subsequently a great influence on the whole society. Theoretically, the institutional reform is designed to reduce transaction costs and smooth market activities, however, as a result of the imperfection of relevant laws and policy, the institutional reform in China instead inflicts social divisions and unnecessary social externality cost, worsening the situation of farmers, a vulnerable group and “the Three Agricultural Problems” in China. Thus, this research introduces economic analysis of property to analyze the problems in the primary land marker in China, and as a result, the land can be analyzed by the supply and demand curves yet in which the amount of land property replaces the amount of land as the variable of X-axis, making the quantity of land variable as general goods. The supply and demand analysis of the primary land market shows the effects of land expropriation compensation system, agricultural land conversion system, transaction system in primary land market and the policy in real estate market on the primary land marker in China, among which the land expropriation compensation system has the most impact.