The pilot project of farmland entering the market was launched to double farmers' permanent income in an all-round way.

The reform of collective operating construction land into the market will inject new vitality into Deqing economy, accelerate the pace of transformation and upgrading, and give a strong impetus to tourism and trade service industries, especially to the rural economy."First, collective assets have developed and expanded, and second, the common people have achieved permanent benefits."

Reporter Yao Jianli

Intern reporter Lu Haiqing Zhang Xiaoqing reports from Shanghai and Deqing

Rural collective construction land is entering the market and is releasing land reform dividends.

On September 8, Zhejiang Province's first rural collective construction land use right auction in Deqing, 11.5 million yuan price successfully transferred the county Luoshe Town Shacun village 20 mu village-level collective land 40 years use right. The auction caused heated discussion on rural land reform in all walks of life, knocking on the prelude of reform.

On February 27 this year, the State Council determined the administrative regions of 33 pilot counties (cities and districts) nationwide, temporarily adjusting and implementing the relevant provisions of the Land Management Law and the Urban Real Estate Management Law on rural land expropriation, collective construction land entering the market and homestead management system. This is also the direction and task of rural land system reform defined by the Third Plenary Session of the 18th CPC Central Committee.

Deqing County has become one of the pilot areas and undertakes the task of reforming rural collective construction land into the market. According to the regulations, 15 of the 33 pilot areas will carry out this reform. By the end of 2017, the central government and the Ministry of Land and Resources will evaluate these 15 places and finally provide suggestions to the National People's Congress on amending the law and legislation.

According to the 21st Century Economic Report reporter understands, Zhejiang Yiwu, Anhui Jinzhai, Fujian Jinjiang and other pilot areas, are preparing for reform-related matters.

The reporter of 21st Century Economic Report interviewed the relevant transferor, transferee individual, responsible person of land department and relevant experts of land reform in Deqing County to deeply analyze the specific operation of the case, the significance of the pilot project, as well as the exploration situation and difficulties faced at the national level.

Through investigation, it is found that the main goal of the national pilot collective construction land market is to "have the same right, the same land and the same price" with the state-owned construction land, without the intermediate stage of "nationalization", better protect the collective rights and interests of farmers, increase rural collective assets, and facilitate investors to obtain land certificates and real estate certificates for mortgage loans for investment and operation.

However, many interviewees also said that at present, it is still in the initial stage of exploration, and the reform of rural property rights system, the specific supervision of huge profits, power rent-seeking and other problems that may be faced by pilot projects in various places may become an important topic to test the wisdom of local governments.

Farmers 'income multiplied several times

At 3:25 p.m. on September 8, a piece of 20 mu of land in Shacun Village, Luoshe Town, Deqing City was successfully sold to Lin Guoxiang, a local villager, at a price of 11.5 million yuan. For a time, Lin Guoxiang became a media darling,"interview invitation constantly".

Sand Village, as its name suggests, became the famous "Boss Village" many years ago. In 2013, Deqing promoted the construction of "beautiful countryside". Sand Village shut down all mines, and the idle funds were 800 million to 1 billion yuan, but no suitable investment channel has been found.

Before that, the 20 mu of land had been leased to a mining enterprise at a rent of 4 yuan per square meter, 2 million yuan for 40 years.

"There are a few villagers in our village. They used to be mining. They have a certain amount of accumulated funds, which can be used now." Hu Jinzhang, secretary of the Party General Branch of Shacun Village and chairman of the village stock economic cooperative, said in an interview with the reporter of 21st Century Economic Report that the 20 mu land is located on the east side of the ten thousand mu industrial platform under construction, only 150 meters away from the east of Hangzhou-Nanjing High-speed Railway, and the transportation is quite convenient.

This is also one of the important factors that Lin Guoxiang likes. He pointed out in an interview with reporters of 21st Century Economic Report that due to the optimistic passenger flow and business opportunities brought by the industrial platform, he intends to focus on the development of commercial service industry, opening hotels, restaurants, supermarkets and so on.

Before the reform, according to Article 63 of China's current Land Management Law, the right to use collectively owned land by farmers shall not be transferred, transferred or leased for non-agricultural construction.

If Lin Guoxiang wants to obtain the right to use the plot, he must first go through compensation for land requisition and then return it to the state before he can go through the land transfer process of bidding, auction and hanging or agreement transfer. Moreover, it is extremely difficult to obtain loans due to the influence of land certificates, etc. After this auction is successful, he signed a loan of 6.9 million yuan with Agricultural Bank of China on the spot.

The most obvious benefit is the peasant collective,"originally can only become state-owned, farmers income is relatively small, now not only income increased, but also property rights still belong to the peasant collective." Xie Yang, vice minister of the rural department of the Development Research Center of the State Council, said in an interview with reporters for the 21st Century Economic Report.

Qiu Fangrong, deputy director of Deqing County Bureau of Land and Resources, told the 21st Century Economic Report reporter that 32% of the transaction price of 11.5 million yuan is income adjustment fund, handed over to the county finance department, the rest of the price is not directly divided, but as public welfare accumulation fund quantified into equity, allowing the village to use the money to purchase government bonds, purchase property and other stable forms,"such as all government bonds, annual interest rate 8.5%, a year can get more than 600,000 yuan of income."

After discussion at the shareholders 'meeting, the more than 600,000 yuan can be distributed, requantified, reinvested, or paved, but it needs to be approved by the villagers' congress.

Before the reform, the price per share of land in Shacun was about 5000 yuan, but according to Hu Jinzhang, if all the idle land was auctioned off, the preliminary estimate would reach 16500 yuan per share, and farmers 'income would multiply.

The pilot effect is obviously enormous. It is reported that since the pilot, sand village has prepared 50 mu of village-level collective business construction land available for transfer, the first phase launched 20 mu. Luoshe Town in the middle of Deqing, Zhongguan Town in the east, Moganshan Town and Fatou Township in the west have also prepared several pieces of land with mature conditions, waiting to enter the market on the spot. It is understood that at present, Deqing County has about 1881 rural collective construction land, covering an area of 10691 mu. Next, the plots with mature conditions will be pushed out in an orderly manner.

The 21st Century Economic report reporter learned from the land and resources bureaus of other pilot areas, such as Yiwu City, Zhejiang Province, Jinzhai County, Anhui Province, and Jinjiang City, Fujian Province, that since the State Council identified 33 pilot areas in February, the pilot reform work entered a comprehensive start-up stage in July. But everywhere is very cautious about this.

When carrying out the same right and the same price

Deqing said that the next step will be prudent and prudent principle, phased and batch launch of rural collective construction land can enter the market, to explore and improve the "same right, the same price, smooth circulation, income sharing" rural collective construction land market system.

The most important thing is to realize "the same right and the same price" between collective land and state-owned land. However, Xie Yang also said that this goal will not be achieved in one step. It is necessary to enter the market first and form a price standard, which may not necessarily reach the price of state-owned land, but the rights are the same, and the same price will eventually be realized.

Take Moganshan Town as an example, its economy is relatively ordinary in the local area. In recent years, the development of tourism has led to residential accommodation, but limited by the land policy, most of the capital can only be invested in leasing vacant agricultural houses. At present, Moganshan Town has about 300 mu of collective construction land at the two levels of town and village, which will be worth hundreds of millions of dollars once the reform is started.

Long before the auction, Deqing agreed to sell a rural collective construction land on August 19, which is the first in the country, with an area of 4040.9 square meters and an agreed transfer price of 3.071084 million yuan. The drunken Qingfeng Resort in Moganshan Town, Deqing County has become the "new owner" of the right to use the place.

For the transferees of these two cases of land, the most obvious change is that after obtaining the land certificate, bank loans are "voluntarily sent to the door."

The reason why Deqing can become a pilot project is inseparable from the local overall planning of urban and rural development, urban and rural system reform and land management system innovation, and good land management order. It not only takes the lead in the reform of the rural property right system, but also completes the shareholding reform of collective operating assets, and clarifies and delineates the "expansion boundary of urban and rural construction land" through "multi-regulation in one".

At the national level, the situation in this regard varies. For example, Guangdong has long been authorized to set up a separate market, stipulating the rules for the use of collective construction land, while Beijing is the courtyard of township enterprises. Although collective construction land is not called entering the market, it is already in operation objectively.

"the land under many hotels in Beijing is collective construction land, and the so-called entry into the market is how to solve the land price when it is transferred. The key test is this. Collective land entering the market is tantamount to transfer." Xie Yang said.

At the seventh meeting of the Central leading Group for comprehensively deepening Reform at the end of 2014, the opinions on Rural Land expropriation, the entry of Collective Construction Land into the Market, and the pilot work of Homestead system Reform were considered. In addition to the entry of rural collective construction land into the market, the other two reforms require that in the reform of rural land expropriation, it is necessary to explore ways to narrow the scope of land expropriation. In the reform of the rural homestead system, we should explore the implementation of paid use for the over-standard occupation of residential land and multiple houses in one household.