朱从谋，苑韶峰，李胜男，夏 浩

（1.浙江工商大学中国土地与城市治理研究院，浙江 杭州 310018；2.浙江工商大学土地资源管理系，浙江 杭州 310018）

基于发展权与功能损失的农村宅基地流转增值收益分配研究
——以义乌市“集地券”为例

朱从谋1，2，苑韶峰1，2，李胜男1，2，夏 浩1，2

（1.浙江工商大学中国土地与城市治理研究院，浙江 杭州 310018；2.浙江工商大学土地资源管理系，浙江 杭州 310018）

研究目的：从宅基地流转功能损失角度构建增值收益分配模型，探寻基于土地发展权的宅基地流转增值收益分配方法。研究方法：综合分析法，模型测算法，实证分析法。研究结果：义乌市制定的“集地券”流转模式的实质是运用市场机制实现土地发展权空间转移，通过“集地券”形式获得的宅基地增值收益约为1152元/m2；宅基地流转过程中，政府应补偿宅基地居住保障、社会保障以及文化服务功能价值损失，约为234元/m2；基于发展权和功能损失角度，义乌市政府、村集体和农民分享宅基地流转增值收益的比例为40∶11∶49。研究结论：建立在基准地价基础上对宅基地的土地发展权价值进行分配，并结合宅基地功能损失补偿农民体现公平原则，也接近地方政策规定及实际分配比例，符合建立兼顾国家、集体、个人的土地增值收益分配机制的改革方向。

土地制度；宅基地；增值收益分配；土地发展权；功能损失；“集地券”

Abstract:The purpose of this paper is to develop a model for the revenue distribution from the perspective of function loss, and explore a method for rationally distributing incremental revenue of rural residential land based on the land development right. Methods of comprehensive analysis, statistical model and empirical analysis are used. The results show that the essence of “land coupons” mode is to realize the land development rights transfer through the market mechanism,and the incremental revenue of rural residential land is about 1152 yuan/m2through “land coupons”. The governmentshould compensate for the loss of the functional value of residential security, social security and cultural services in the process of rural residential land right transfer, with a total value of 234 yuan/m2. Based on land development right and function loss, the proportions to incremental revenue distribution of rural residential land transfer among the government,the rural collective economic organization and the farmers are 40%, 11%, 49% respectively in Yiwu city. It is concluded that the land development rights should be allocated based on the standard land price for incremental revenue, the rural households should be compensated according to the function loss of rural residential land to reflect the principle of fairness,and revenue distribution should be in accordance with policy regulations and the actual distribution outcomes, so as to establish a land incremental revenue distribution mechanism that considers the national, collective and individual interests.

Key words:land institution; rural residential land; incremental revenue distribution; land development right; function loss; land coupons

宅基地作为面积最大、受众最广、利益影响最直接的农村集体建设用地，其流转收益分配格局是宅基地制度改革的核心问题。……