摘 要

集体建设用地，是归属于农村乡镇集体所有，并由其占有、使用、收益的土地资源。本文对集体建设用地的国外研究中，主要从交易理论和交易制度展开；对集体建设用地的国内研究，主要集中在集体建设用地的风险研究上。

自党的十八届三中全会《中共中央关于全面深化改革若干重大问题的决定》以来，党中央、国务院的政策文件频发，集体建设用地入市改革亦由浅入深，由宽泛到具体的推进，因此，对集体建设用地入市的社会风险进行综合性研究也迫在眉睫。

本文将“集体建设用地入市民众满意度调研”所得的122份有效问卷为研究样本，采用综合评价法进行社会风险研究。

构建以集体建设用地入市社会风险为总目标层，其下有经济水平、土地存量、民众认知、交易信息对称、利益分配合理、环境影响、就业转型安置共七个准则层，准则下设二十个指标层，并基于AHP法进行指标权重的确定和量化，得出研究结论。

本次集体建设用地入市社会风险研究发现，在当下法律政策普及程度不高的前提下，民众对入市政策有着过高的心理预期，对入市的利益分配结果不满，并且村委会等村集体代理交易存在不公开、不透明的状况容易两者激化矛盾，导致社会风险。

基于上述研究分析结果，本文提出三个优化建议：

其一，明确村委会组织结构，加强内部监督；其二，鼓励中介机构加入，强化交易外部监督；其三，普及政策法律宣传，跟踪农村群众意向。

关键词：集体建设用地入市 社会风险 风险评价

Study On Social Risk Assessment Of

Land Transfer For Collective Construction

Abstract

Collective construction land is a land resource that is owned by rural townships and collectively owned, occupied, used and earned. In this paper, the foreign research on the collective construction land is mainly carried out from the transaction theory and the transaction system, and the research on the collective construction land is mainly focused on the risk study of the collective construction land.

Since the Party Central Committee of the Communist Party of China in the third Plenary Session of the 18th CPC Central Committee, the Central Committee of the Communist Party of China has decided to deepen the reform of several major issues, the policy documents of the Party Central Committee and the State Council have been frequent, and the reform of the collective construction land into the city is also shallow and deepened from broad to concrete. Therefore, the social risk of the collective construction land into the city is integrated. The study is also imminent.

In this paper, 122 valid questionnaires obtained from the survey of the people's satisfaction of the collective construction land into the city are studied, and the comprehensive evaluation method is used to study the social risk.

Building the social risk of collective construction land into the city as the total target layer, there are seven criteria layer with economic level, land stock, public cognition, transaction information symmetry, interest distribution reasonable, environmental impact, employment transformation and resettlement, with twenty

index layers under the criterion, and the determination and quantification of index weight based on AHP method. The conclusion is drawn.

The research on the social risk of the collective construction land entry into the market has found that, under the premise of the low popularity of the current legal policy, the public's policy of entering the city has a high psychological expectation, and is dissatisfied with the results of the distribution of interests into the city, and the situation of the collective agency transaction in village committees is easy to turn the spear of the two. Shield, leading to social risk.

Based on the above research and analysis results, this paper puts forward three optimization suggestions:

First, clear the organizational structure of the village committee and strengthen the internal supervision; Secondly, encourage intermediary institutions to join and strengthen the external supervision of the transaction; Thirdly, to popularize the legal publicity of the policy and to follow the intention of the rural masses.

Key Words：Collective construction land into the market; Social risk; Risk evaluation

目 录

摘 要 I

Abstract II

第一章 绪论 1

1.1 研究对象 1

1.2 现况与政策 1

1.3 研究目标 2

1.4 小结 3

第二章 文献综述 4

2.1 国外文献研究 4

2.1.1 国外与本国国情之不契合 4

2.1.2 国外土地交易理论 4

2.1.3 国外土地交易制度 5

2.2 国内文献综述 5

2.3 小结 6

第三章 样本描述与研究方法 7

3.1 样本描述 7

3.2 研究方法 8

3.3 小结 9

第四章 社会风险评价指标体系 10

4.1 评价准则 10

4.2 评价指标 12

4.3 评价指标体系 18

4.4 小结 19

第五章 综合评价 21

5.1 指标权重AHP确定法 21

5.2 综合评价 25

5.3 小结 31

第六章 结论与建议 32

6.1 评价结果分析 32

6.2 小结 34

参 考 文 献 35

附录 集体建设用地入市改革满意度调研 37

第一章 绪论

1.1 研究对象

农村集体建设用地，作为当下研究热点，却鲜有学者在研究开展前对其进行明确定义，其中具有代表性的定义有以下：

其一，土地经济学定义，侧重土地的经济价值，将农村集体建设用地视为一种自然资源和生产手段，定义为“村集体用以非农业建设的土地资源和生产工具”^[1]。

其二，物权法学定义，则认为其是“因建筑建筑物或其他工作物而由乡镇集体进行占有、使用、收益的非农业用地”^[2]，侧重农村集体建设用地的权利归属、性质、行使方式。

本文认为，农村集体建设用地既具有经济流转价值，亦具有财产归属价值，故而采用的经济学、法学结合的综合定义——农村集体建设用地，系归属于农村乡镇集体或个人所有，并占有、使用、收益的土地资源。

观农村集体建设用地的发源，新中国成立之初，土地改革实现土地私有化，使得农民拥有土地，而后土地收归国有转为土地公有制，再到现今的“城市土地归国有，农村土地归集体所有”^[3]的城乡土地二元结构。尽管浅显的给出了农村集体建设用地的定义，但更应明确其从根本上是政治催生的产物，极具中国特色。