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Jingdong book

新土改:土地制度改革焦点难点辨析

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新土改:土地制度改革焦点难点辨析

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华生V.S.周其仁,大PK。
城市化土地制度改革新解。
价格双轨制、国有资产管理体制、股权分置改革的主要提出者和推动者著名经济学家华生与经济学家周其仁展开精彩激烈辩论。
文津奖推荐图书《城市化转型与土地陷阱》作者又一新作。

Content Description

城市化道路的选择,反映和制约着中国现代化道路的抉择,在一定程度上决定了未来二三十年中国的前途与命运。在《新土改:土地制度改革焦点难点辨析》中,华生从城市化道路选择的战略高度,全面分析了缠绕中国社会几千年的“老三农”问题如何向“新三农”问题演变,剖析了城乡对立的二元体制和土地财政的困境,揭示了土地权利的症结。在总结中国和世界各国城市化道路经验教训的基础上,提出了新型城市化道路以及土地和户籍制度改革的总体规划设计,包括如何统筹解决土地财政、户籍制度、房产税和小产权房等焦点、难点问题的具体方案。
Author Description

华生,著名经济学家,是影响我国经济改革进程的三项重要变革,即价格双轨制、国有资产管理体制、股权分置改革的主要提出者和推动者,现任东南大学、武汉大学教授、博士生导师。曾获孙冶方经济科学奖、中国经济理论创新奖、首批“国家级有突出贡献的专家”等奖项。著有《中国改革:做对的和没做的》《中国股市:假问题和真问题》《城市化转型与土地陷阱》等。
Comments

★他早年曾参与经济体制改革,后来又致力于投资与教育。他是邓小平务实的改革精神的坚定支持者。
——网易财经

★华生是影响我国经济改革进程中三项重要变革(价格双轨制、国资体制、股权分置改革)的主要提出和推动者之一。
——北京青年报

★华教授学识渊博,思想睿智,对土地问题认识深刻,国内首屈一一指的土地问题专家。全书把各种性质的土地种类进行了比较梳理,阐述了了土地问题的来笼去脉,对比国外的土地政策,提出了破解城市化难题的新思路,希望政府能借鉴!
——网友

Catalogue

上篇
直面土地私有问题
破解土地财政,变征地为分地
土地制度改革六大认识误区
土地制度改革的焦点分歧(上)
土地制度改革的焦点分歧(下)
现代社会中的土地开发建筑权问题
小产权房合法化 会不会天下大乱
农地农房入市: 陷阱与跨越
土地涨价应当归谁
土地制度改革的实质分歧
美国土地分区管制制度介绍
下篇
新型城镇化答疑
中国经济最大的问题是土地和财富分配上的结构偏差
下一步改革的核心是土地问题
新型城镇化:路往哪走,新在何处
土地改革是经济体制改革抓手
土地制度改革的真问题与真挑战
农民工能否融入城市是检验新旧城镇化的试金石
建统一的市场要让地方政府从争企业转向争人
新土改:城市化造成的土地升值怎么分
解决好人的城镇化问题是中国新转折的基础
改革最大的阻力不在体制外
十八届三中全会经济改革若干政策解读
城市化主体不应被漠视
城市化转型中的世界与中国
农地私有化已在进行
政府大包大揽的代价会越来越大
用财政平衡破解土地财政困局
土地再改革——华生三问
中国土地制度改革何处去
人应自由迁徙,地无自主开发
什么样的制度设计最利于人转
后记

Book Abstract

在农业社会中,土地的基础功能是要能维系人的基本生存。由于生产率水平低下、剩余农产品有限,城市化的非农业人口必然不能多,通常都在总人口的百分之几。农村的土地也不能过于集中,否则“富者田连阡陌,穷者无立锥之地”,以致流民遍野,通常就是民变四起的王朝末年了。因此农业社会中农民的最高理想就是“均田地,轻徭赋”。但是由于中国传统农业社会不能摆脱地主与农民的经济结构,以及君主皇权必须依靠皇粮国税来维持庞大的官僚机器和奢侈性支出,这个理想在中国几千年的农业社会中都可望而不可即。
我国自改革开放开始的农村土地家庭承包,实质上是自20世纪50年代初土地改革之后中国历史上又一次最平均主义的均田,因而极大地调动了农民的生产积极性。2006年国家又完全取消农业税,并开始大规模地反哺和补贴农业、农村,因而可以说中国农民几千年来的理想王国已超出想象地完全实现。而能做到这一点,除了社会主义性质的平均地权以外,还要归功于工业化、城市化的发展,使得政府不必再依靠农业税赋来维持。
但是,工业化、城市化的迅速进展也带来了新的问题。这最主要的就是原本主要只是依土壤肥沃条件不同而差异的土地价值结构发生了根本变化和调整。由于人口的快速集聚和社会公共产品的巨大投入,在广大非城郊土地价值变化不大的同时,城市中和城郊用于非农建设的土地惊人升值。只占全部国土不到1%、占耕地面积不足5%的城市开发用地成为国民财富的主要载体。而城市化又恰恰是原本占全国人口多数的农民的绝大部分不断迁移进城市重新定居的过程。大部分人离开乡村乃至小城镇,移居到他们并不拥有土地的大中城市。这种人口和财富同时向城市土地集中、但人口又不能自动分享他们所移居城市的土地财富的矛盾,构成了城市化转型过程中的陷阱与土地制度安排的特殊挑战。这也是众多发展中国家城市化、现代化进程受阻的主要原因。
从市场导向的改革发展的趋势来看,土地制度改革的目标模式应当是在农民耕者有其田、市民居者有其屋的基础上,城市居民可以自由地下乡置业,农村居民可以无障碍地进城落户。但是我们首先要面对的是我国农村的户籍人口尚占全国人口的三分之二,几亿农民工妻离子别、居无定所的现实。显然,不解决这个城市化转型的主要挑战,留在农村的农民在现代技术条件下耕者有其田的规模经营,市民居者有其屋并享受均等的公共产品服务,以及若干有钱有“闲”的城市居民逆城市化的“归农”耕作或回归大自然的退休养老,就都会显得过于奢侈而不真实。
因此,在城市化转型期,一个公正的土地制度的安排就与传统的农业社会的均田轻赋不同,需要有利于以农民工为代表的外来人口市民化的城市安居和享受公共产品的平等服务,有利于在大部分人口转移后农村留守农户的规模化和现代化经营,并最终实现城乡人口安居、择业的自由流动。显然,在这个转型中,庞大的农民进城移居家庭的市民化安居是基础和前提。
那么,什么是城市化转型期有利于人转即以进城农民为主体的城市移居人口市民化的土地制度安排呢?
一、城市化土地升值社会分享有利于人转,城郊土地所有人自己开发受益有碍人转
在快速城市化的过程中,一国的土地价值结构发生急剧变动,在非城郊土地价值变动有限的同时,城郊特别是大城市郊区的土地会巨幅升值。这时,由社会(主要来源只能是税收)来负担城市公共产品的投入,而由城郊土地所有人收获土地增值的收益,就会造成巨大的社会不公正。因为所谓“土地转用开发照常纳税、收益归己”的模式,实际上是把城郊土地升值完全等同于一般财产收入或劳动收入,而否定了其收益的外部性和公共性。一个相当流行的说法是,如果允许城郊农民自主转让土地,由于土地供应量大大增加,土地从而住宅价格会显著降低,从而有利于农民移居人口的落户。这个判断的假定前提是城市的整体规模与占地范围可以随意扩大的,并用土地供应的增加来抑制房价。其实相对于任意一个给定的人口,城市大小都有一个适度范围。城市范围扩大需要产业的发展特别是基础设施投入的延伸,并非是简单盖住宅就能降低房价、有利移民。发展中国家的许多大城市特大城市占地规模已经惊人,但城区的土地和房价在全球都属于高位。可见并不是城市郊区可以自发无限蔓延就可以降房价。而且恐怕恰恰相反的是,如果城区扩大的土地收益主要归原住民地主,公共设施用地和城市基础投入的巨大成本就得额外地筹措和分摊在城市建设的成本上,从而推升土地价格,加大进城迁移人口的安居困难。这一点我们在许多土地开发失控的发展中国家看得很清楚。
从一般经济学角度说,城市化土地的增值也可以用税收来调节。但是,城郊土地在改变用途和规划后往往是数倍数十倍乃至更高幅度的增值,这就严重制约了采用税收杠杆的有效性。如我国台湾地区在城市化转型早期曾对土地转让4倍以上的收益征收100%的土地增值税,但实际效果并不理想,后来只能不断降低。我国大陆现在的二手房交易所有税率只不过20%,但规避税收的“阴阳合同”在各地都极为普遍。土地开发增值的税收就更加困难。因为单纯土地或房屋转让价值相对还容易计量,而土地开发盖房后由于各种成本的进入,其增值征税就复杂得多。
我国房地产开发行业长期以来实行的是增值超过2倍以上边际税率为60%的土地增值税,但由于计算复杂,开发商又将开发周期搞得很长乃至不断交叉滚动,实际上长期并未征收。近年加强对土地增值税的计税征缴,一般也只是开始按开发合同额预征百分之几交差,最后的清缴往往仍因遥遥无期而不了了之。
城郊土地所有人自由转让开发还面临另一个主要障碍,这就是现代城市建设的整体性和外部性。因为当一大片乡村土地全部转为城市开发之后,其中能够用于市场价值最高的商业性开发的土地也是有限的,往往不超过三分之一,其余土地使用的市场价值则要低很多,特别是要有大约25%的土地用于道路、桥梁、公用等公共设施,另有25%左右要用于公共教育、公共卫生和政府机构及公营事业单位。由于信息和交易成本过高,市场本身不能解决在存在严重外部性的情况下,土地开发的城乡边界划分问题;转为城市建设的区域哪些人的土地做商业性开发,哪些人的土地用于公共设施使用;以及即便是用于商业开发的土地,能够建多高、多密的建筑容积率问题。因此,代表社会整体利益的城市规划的作用不可避免。有人说,可以在给定规划之后,由土地所有人按照规划自主转让开发。这其实并不可行。因为任何规划实施必然造成现有土地所有人巨大的不同的损益,因此不对规划造成的土地所有人利益变动进行调整和再分配,任何规划都不可能被接受和实施。所以,既考虑受规划影响而损益不等的土地权利人,又考虑社会其他利益相关者的土地收益再分配,是现代规划实施的必然步骤和前提。
这样我们就看到了东亚模式中具有代表性的城市化土地增值分享办法,即日本从德国学来的近旁类地的补偿原则和“减步法”。所谓近旁类地原则就是用被征购土地旁边的类似用地作为参照进行征地补偿。由于日本的各类土地都有相应的固定资产税,因此各种不同类型和用途的土地的价格相当透明。对农业用途的土地有时是用另一块同样的农用耕地来补偿,被称为“替地”。这个办法在韩国和中国台湾地区也被广泛使用。减步法则是在近郊和旧城区改造中,涉及土地用途和规划改变时,土地所有人必须交出相当部分土地用于公共设施用地和弥补建设成本,以换取规划改变,称为减步。减步的原则是土地所有人所持土地的价值在改造前后保持不变。由于改造后环境改善、土地升值空间提高,故土地所有人仍然接受这种区划整理事业和改造。可以看出,日本模式其实是用难以规避的土地实物税的形式来进行土地增值的社会再分享,这既大大降低了交易成本,同时“替地”和留地开发的方式又避免了土地所有人的失地或一夜暴富。替地法或减步法的另一大好处是其土地增值社会分享的原则透明,具有可操作性,因而既可以是政府主导征地补偿,也可以土地产权人主导减步交地后自己留地按规划开发,不存在征地与留地自己开发之间的绝对对立。我国台湾地区的区段征收和市地重划就是减步法的另一种形式。这些做法共同的本质就是土地所有人在规划改变前原用途下的土地市场价值是其在规划改变后获取土地或货币收益的基础和准绳。由此可以看出,东亚模式的经济体成功实现农民的市民化和城市化转型,与他们选择了合理的城市化土地社会分享方式是分不开的。我国的城市化用地制度的改革中,鉴于过去出现过许多侵害农民利益的情况,很多人主张否定按规划改变前原土地用途的市场价值补偿,这就走到了另一极端,会导致土地收益分享尺度的丧失,从而使改革误入歧途。
……

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Yami has a consolidation warehouse in China which collects multiple sellers’ packages and combines to one order. Our Yami consolidation warehouse will directly ship the packages to your door. Cross-store free shipping over $69.

Return Policy

You may return products within 30 days upon receiving the products. Sellers take responsibilities for any wrong shipment or missing items. Packing needs to be unopened for any other than quality issues return. We promise to pack carefully, but because goods are taking long journey to destinations, simple damages to packaging may occur. Any damages not causing internal goods quality problems are not allowed to return. If you open the package and any quality problem is found, please contact customer service within three days after receipt of goods.

Shipping Information

Yami Consolidation Service Shipping Fee $9.99(Free shipping over $69)

Sellers in China will ship their orders within 1-2 business days once the order is placed. Packages are sent to our consolidation warehouse in China and combined there. Our Yami consolidation warehouse will directly ship the packages to you via UPS. The average time for UPS to ship from China to the United States is about 10 working days and it can be traced using the tracking number. Due to the pandemic, the delivery time may be delayed by about 5 days. The package needs to be signed by the guest. If the receipt is not signed, the customer shall bear the risk of loss of the package.

Sold by JD@CHINA

Service Guarantee

Free shipping over 69
Genuine guarantee

Shipping

Yami Consolidated Shipping $9.99(Free shipping over $69)


Seller will ship the orders within 1-2 business days. The logistics time limit is expected to be 7-15 working days. In case of customs clearance, the delivery time will be extended by 3-7 days. The final receipt date is subject to the information of the postal company.

Yami Points information

All items are excluding from any promotion or points events on Yamibuy.com

Return Policy

You may return product within 30 days upon receiving the product. Items returned must be new in it's original packing, including the original invoice for the purchase. Customer return product at their own expense.

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About the brand

Jingdong book

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About the brand

Jingdong book