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The author:(作者)delvpublished in(发表于) 2013/10/30 11:12:49 “383 reform programme“ or land supply induced by single-rail dual gauge
Xinhua estate, Beijing, October 30 (Xinhua Zhang Jinfeng) Development Research Center of the State Council recently, once again to the public for its 18 submitted by the third plenary session of the "383" reform programme, which involves allowing collective land market caused no small concern, which will bring great changes to future land supply for real estate model. Insiders pointed out that future land use pattern or from a single rail track, would ease the insufficient land supply situation of real estate market, along with the market of collective land, will have a large number of large soil dump real estate enterprises have varying degrees of impact.
Programme, under the plan and use control, allowing rural collective land and equal access to non-agricultural land market of State-owned land, formed a equality of rights, rule a unified open trading platform, establishing a unified land market land premium system. Renowned real estate commentator badge Lake told Xinhua reporter, in recent years, price has been a key factor driving prices. In theory, the huge increase in land supply, would help prevent the growth of land prices so as to curb the rise in house prices.
"383-" monorail double or as a means of land supply planning
Programmes in the planning and use of control allowing rural collective land and equal access to state-owned land to non-agricultural market, creating equality of rights, rule a unified open platform, the establishment of a unified land under the land market system. Improve the land lease, transfer and mortagage of secondary markets. As the rural collective construction land Bourse contraction of the appropriate scope of Government land, gradually reduced until the abolition of the non-public allocation of supplies.
"Before the land was State-owned land single singletrack system model, 383 now is the most important breakthrough in land supply from single to a dual-track, this is the most fundamental change. "Hui Lake.
With the background of economic upgrading in China real estate industry continually push hot, coupled with the urbanization process moves forward, the original land use patterns and rhythms have been unable to cope with today's real estate industry the demand for land, followed was difficult challenges and obstacles to the land regime, land market for model suffered an unprecedented bottleneck.
On collective land into a topic, as early as two years ago, or even earlier, have been proposed, why the timing could be heated, suffice to land market is facing a major problem at present. Central financial and economic leading group, Deputy Director of the Office of Central rural work leading group said Chen xiwen, Director of the Office, the main issue is not the city of rural collective land issues, but rather in ensuring their rights on the basis of, its use must be strictly limited.
Public information display, Shenzhen had allowed rural collective land entry, even though the relevant terms and conditions are set up, how the effectiveness of the future for the market is not known, but the land transfer system reform and innovation, perhaps in the near future, played a big role for healthy economic development.
"Land system changed with the central place of the financial and taxation systems of synchronization changes, or can't perform, which will involve a lot of benefits distribution problem. "Hui said the Lake, this is in fact the Central and local game.
Or the lack of relief for large store room business impact
The current real estate market is so hot, on the main reason lies in the supply of land, especially in first-tier cities. KMT Central Committee after a survey showed that only 57 million acres of urban area, while rural collective construction land of 284 million acres, is 5 times of the former times. Industry analysts believe that if this part of the collective building land directly entering, means that the real estate market has added a tremendous amount of resource supply.
Analysis of market development Director of the Centre for the 21st century real estate group Sang Yu feng, allowed collective building land directly into the enjoys equal rights of and the construction of State-owned land, will increase the amount of land supply in the property market, will mitigate the problem of land is in short supply for a long time.
"Allow collective land in the city, indicating that the Government will increase for channels and modes, is an attempt to ease the shortage situation," Hui said Lake, the real estate industry does not rule out the impact of falling house prices as a whole the results, of course, except for the first-tier cities, especially in first-tier cities such as Beijing high urbanization rate, almost no impact of collective land is not sharply defined. However, provincial and city the impact will be very large.
"For the real estate industry will help boost competitiveness and the active market environment. For real estate enterprises, and had a large amount of land for large real estate enterprises, or the disastrous effects. "Analysis of Lake emblem for 4 billion to buy now if the listing of collective land, collective land next to maybe 10 or can buy.
Once the land market, will give local land financial impact should not be taken lightly. Therefore, judging from the current financial environment local government relying too much on land, this land, cannot let go, should be faded, some cities may pilot, and then gradually expand. Cannot be achieved overnight or would be fatal blow to the real estate industry.
Ministry of agriculture policy regulations Division original Donald Shutian Guo recently to media said, land system reform involves sector of interests, involves local Government of interests, resistance is big, but must to play hardball lattice, to protection farmers of land interests, most fundamental of also is to break Government on land level market of monopoly, allows rural land directly entered market, by market regulation land supply, Government is responsible for developed rules and supervision.
新华房产北京10月30日讯(记者 张金凤)国务院发展研究中心近日再次向社会公开了其为十八届三中全会提交的“383”改革方案，其中涉及的允许集体土地入市引起不小关注，此举或将为未来房地产土地供应模式带来巨大变化。业内人士指出，未来供地模式或从单轨变双轨，将缓解房地产市场供地不足的局面，同时伴随集体土地的入市，将会给拥有大量土储的大型房企带来不同程度的影响。
方案提出，在规划和用途管制下，允许农村集体土地与国有土地平等进入非农用地市场，形成权利平等、规则统一的公开交易平台，建立统一土地市场下的地价体系。知名地产评论人徽湖告诉新华网记者，近几年，地价一直是推动房价的重要因素。理论上说，巨大土地供应的增加，将有助于抑制地价的增长从而遏制房价的上涨。
“383方案”或致土地供应单轨变双规
方案提出，在规划和用途管制下，允许农村集体土地与国有土地平等进入非农用地市场，形成权利平等、规则统一的公开交易平台，建立统一土地市场下的地价体系。完善土地租赁、转让、抵押二级市场。随着农村集体建设用地直接入市，相应收缩政府征地范围，逐步减少直至取消非公益性用地的划拨供应。
“以前的供地方式是国有用地单一的单轨制供地模式，现在383改革最重要的突破是土地供应从单一变成双轨，这是最根本的改变。”徽湖表示。
伴随着中国经济升级的大背景，房地产行业不断被催热，加之城镇化进程的不断推进，原本的供地模式和节奏已经不能满足当下房地产行业对土地的需求，随之而来的是征地制度遇到难以为继的挑战和障碍，土地市场的供地模式遭遇前所未有的瓶颈。
关于集体土地入市的话题，早在两年前或者更早时间，已经有人提出，为何这次这个时机再被拿出热议，足以说明了当前土地市场面临的重大问题。中央财经领导小组办公室副主任、中央农村工作领导小组办公室主任陈锡文曾表示，农村集体土地的主要问题不是入市问题，而是在保证其权利的基础上，对其用途要有严格限定。
公开资料显示，深圳市此前便允许农村集体土地入市交易，尽管对相关范围和条件都有所设定，未来对于市场的效力如何也不得而知，但这种土地出让制度的改革创新，或许在不久的将来，对经济健康发展起到不小作用。
“土地制度的改变一定要跟中央地方的财税体制同步变化，不然会执行不了，因为会涉及很多利益分配的问题。”徽湖表示，这其实就是中央和地方的博弈过程。
或将缓解供地不足 大型囤地房企将受冲击
当前房地产市场如此之热，主要原因还在于土地供应上，一线城市表现尤其明显。民革中央此前的一份调查报告显示，全国城镇建成区只有5700万亩，而农村集体建设用地却有2.84亿亩，是前者的5倍。业内人士分析认为，如果这部分集体建设用地可以直接入市，意味着房地产市场增加了一个庞大的资源供应渠道。
21世纪不动产集团市场发展中心总监桑豫峰分析，允许集体建设用地直接入市，享有与国有建设用地同等权利，房地产市场将增加巨量土地供应，将根本上缓解长期以来土地有效供应不足的问题。
“允许集体土地入市，表明政府要加大供地的渠道和模式，目的就是为了缓解供地不足的局面，” 徽湖表示，对房地产行业的影响不排除整个房价下降的结果，当然一线城市除外，尤其像北京这种一线城市高城市化率的，几乎没有集体用地带来的影响不会明显。但是，对于省市城市的冲击将非常大。
“对房地产行业，将有利于增强市场竞争力，活跃市场环境。对房企来说，存有大量土地的大型房企来说，或是灾难性的影响。”徽湖分析，之前40个亿买的地，现在如果集体土地上市，旁边的集体用地也许10或20个亿就能买到。
一旦集体土地入市，将给地方土地财政带来不可小觑的影响。因此，从当前地方政府过度依赖土地财政的环境来看，这种土地出让方式，不可能完全放开，应该是渐变式的，可能某些城市先试点，再逐步扩大。不可能一蹴而就，否则对房地产行业的打击将是致命的。
农业部政策法规司原司长郭书田日前向媒体表示，土地制度改革涉及到部门的利益，涉及到地方政府的利益，阻力很大，但是一定要动真格，要保护农民的土地利益，最根本的还是要打破政府对土地一级市场的垄断，允许农村土地直接进入市场，由市场调节土地供应，政府负责制定规则以及监督。
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