Practice and suggestion on the increase of property income of Rural residents

In recent years, with the implementation of the national policies of strengthening, benefiting and enriching farmers, farmers' income has maintained a momentum of growth. How to ensure the sustainable growth of farmers' income and further narrow the income gap between urban and rural residents has become one of the issues of great concern from all walks of life. The third Plenary session of the 18th CPC Central Committee proposed that it is necessary to "explore ways for farmers to increase property income." At present, there is a lot of "sleeping capital" in rural areas, and there is great potential for the growth of property income of rural residents in the future. Leading areas such as Dongguan and Chongqing in Guangdong have made many attempts to increase the property income of rural residents and accumulated valuable experience, which is helpful to explore and improve the property income growth policy of rural residents in China from the practical level.

1. Dongguan: experience of high-proportion property income growth under the condition of export-oriented economy

Dongguan, located in the Pearl River Delta, is a typical representative of China's "export-oriented economy" model. According to preliminary estimates, the per capita net income of rural residents in Dongguan in 2012 was 24900 yuan, ranking first in the country, with an increase of 9.2% over the same period last year, which was 0.5% higher than the per capita disposable income of urban residents, and exceeded the growth rate of per capita disposable income of urban residents for three consecutive years. The per capita income ratio of urban and rural residents decreased from 1.771 in 2006 to 1.721 in 2012. The property income of rural residents accounts for more than 25%, which is mainly due to the rapid development of rural collective economy under the rapid promotion of industrialization.

(1) the practice and effectiveness of promoting the development of rural collective economy

The Dongguan municipal government encourages local rural residents to transfer to non-agricultural industries and takes a number of measures to support the development of rural collective economy. First of all, implement organizational security and support policies. Dongguan City established a rural collective assets management office in 1998 to guide the evaluation, definition and transaction of rural collective assets, formulate a rural collective assets and financial management system, and supervise the disclosure of rural collective financial affairs. We will introduce incentive policies for attracting foreign investment in towns and villages, major tax payers in village manufacturing and key projects in the village, and set up a 100 million yuan special fund for subsidies for industrial upgrading in towns and villages to promote the upgrading of collective property. Secondly, innovate the development model of rural collective economy. Support towns and villages to participate in urban development, industrial investment and infrastructure construction in the form of land, property, funds, etc., through trust, cooperation, people's shares, investment funds and other forms. We will promote the overall development models of towns and villages, such as overall investment promotion, overall land use, cooperative development, and the sharing of three-tier interests, support towns and villages in the form of "unified planning, unified construction, unified management, independent property rights and returns to the village" as a whole, and encourage qualified collective economic organizations to carry out corporate transformation. Third, reform the system and mechanism of rural collective economy. Promote the "three separation" of village-level government affairs, autonomous affairs and collective economy, establish a rural collective assets trading platform, implement the "Dongguan Rural Joint-Stock Cooperative system Reform implementation Plan" (2004-2006), and explore the circulation of collective equity. Fourth, standardize the management of collective assets. Establish the four-level network supervision system of city, town, village and group, implement the hierarchical management of debt risk of the town and street government, establish the debt account of the village group, carry out the liquidation and verification of the village group, strictly control the welfare expenditure, and improve the dividend system for the operation of collective assets.

Under the good situation of the rapid development of rural collective economy, farmers in Dongguan further obtain rich property income through self-built factory leasing, housing rent collection and asset investment. At the end of 2012, the total collective assets of the two levels of village groups in Dongguan City were 126.31 billion yuan, an increase of 11.3% over 2008, accounting for 1x3 of the total collective assets of the same level in Guangdong Province. there were 302 villages with net assets exceeding 100 million yuan. With the development of collective economy in Dongguan, the per capita property income and share of rural residents are much higher than those in other parts of the country, rising from 4171 yuan and 23.6 percent in 2006 to 7232 yuan and nearly 30 percent in 2011, respectively. A survey of Yantian Village, Fenggang Town, Dongguan City, found that in 2007, the per capita income of the whole village reached 61000 yuan, accounting for 31.65% of the income from the collective economy, which is obviously different from the income structure dominated by wage income of rural residents in other developed areas. The main source of household income in Yantian village is property income, accounting for 60.86%, which is 32.18 percentage points higher than the wage income in the second place. Among them, the village collective economic dividend is one of the most important sources of property income, which verifies the good effect of Dongguan's policy to promote the development of rural collective economy.

(2) the characteristics and defects of the property income growth model of rural residents

The high proportion of property income of rural households in Dongguan is mainly with the help of the developed export-oriented economy in the Pearl River Delta and the rapid development of rural collective economy. Many rural areas have been industrialized and can attract a large number of migrant workers. facilitate the development of property economy and farmers' self-entrepreneurship in rural areas, the property of rural residents can derive property income nearby. To a certain extent, the existing land system has little restriction on it, and the elements such as land and housing do not need to enter the urban trading market, but can obtain high returns only in rural areas.

Obviously, this property income growth model is only applicable to rural areas where the non-agricultural economy is highly developed. The problem of property income growth faced by local farmers has changed from how to activate the potential of rural property to how to obtain higher returns on the basis of existing property. However, the investigation of Yantian Village shows that the income level of rural residents is not obviously related to the level of education, the concept and practice of financial management are backward, and they rely too much on the export-oriented economy, which not only has limited channels for property appreciation, but also is easily affected by uncertain factors such as fluctuations in the international trade environment, industrial upgrading and industrial transfer in the Pearl River Delta. The sustainability of farmers' property income growth still faces many challenges.

Chongqing: the experience of property income growth in late-developing areas under the reform of rural property rights

Chongqing is the only municipality directly under the central government in the western region, which has the typical dual structure of urban and rural areas. In 2007, Chongqing was identified by the State Council as the national comprehensive reform pilot area for urban and rural areas, which laid the foundation for the faster growth of the property income of rural residents in Chongqing. For a long time, the property income of rural residents in Chongqing is in a state of fluctuation. After the overall urban and rural reform in 2007, the property income of rural residents began to rise continuously. From 2007 to 2012, the average annual real property income growth rate reached 23.8%. In 2012, the per capita property income of rural residents in Chongqing was 175.56 yuan, an increase of 25.7%, the fastest growth of all income sources. In recent years, the continuous rapid rise of property income of rural residents in Chongqing has preliminarily verified the effectiveness of the reform of rural property rights system.

(1) the main methods and effects of promoting the growth of farmers' property income

1. Establish rural property rights trading platform, innovate land tickets and other forms of property rights transfer model.

The Rural Land Exchange was established in Chongqing at the end of 2008, which is mainly responsible for dealing with the centralized transfer of farmers' land "physical" asset rights and land index asset rights. including cultivated land contractual management rights, forest land use rights or contract rights, farmers' residential land use rights, rural collective construction land use rights, as well as rural unused land use rights or contracted management rights transfer. At the same time, the land exchange has also innovated and explored the land ticket trading system, that is, using the method of linking the increase and decrease of urban and rural construction land to reclaim idle rural homestead into cultivated land, so as to produce the index of construction land. and open trading to the public through rural land exchanges. Rural land transfer transactions, especially land ticket transactions, have realized the replacement of large areas and long-distance land in the city, enhanced the value of rural homestead in suburban counties, become the main source of funds for farmers' new housing construction, and increased farmers' property income. In addition, farmers can also get collective economic dividends from the land ticket transactions of collective economic organizations.