The land transfer fee is equal to the land transfer price

The government will recover or acquire the state-owned land use rights as reserve plots in accordance with the law, and the buildings and other attachments on the original land will be demolished ( (has been separately compensated or not compensated), after the original parcel becomes "clean land", this "clean land" is put on the market, and the land use rights of the parcel are transferred in accordance with the law.

The government funds the unified requisition of collective land as state-owned land, and after the buildings and other attachments on the ground are demolished (with additional compensation or self-removal), the land will be sold to the market in accordance with the law. right of use.

According to relevant local regulations, if the allocated land use rights change the use and floor area ratio and become commercial or other commercial land due to transfer, joint venture, joint construction, or shareholding, the land use should be transferred according to the bidding, auction, and listing method. The winning bidder or winner shall pay the land transfer fee at the transaction land price (net land price or total land price), and compensate the original land rights holder based on the current assessed price of the allocated land use rights.

If the land that needs to be demolished during the reconstruction of the old city is transferred by bidding, auction and listing in accordance with the law, the winning bidder or winner will pay the land transfer fee at the transaction price (total land price). Buildings and other attachments may be compensated separately or not compensated.

To sum up, when land is transferred by agreement, bidding, auction and listing, the government can use pure (net) land transfer fee or land transfer fee (land transfer price) as a form of land transfer fee according to different circumstances and policy regulations. Negotiated price, starting price, starting price and floor price.

The statement that the land transfer fee is greater than the land transfer price is debatable

Some people believe that if the government decides to transfer the land in the form of gross land (mao land refers to the completion of the perimeter of the parcel or the "several land" inside and outside the parcel, "Pass", and the land within the parcel has not been demolished and leveled with buildings and other attachments), then the land transfer fee is the gross land transfer price. In this sense, the land transfer fee is greater than the land transfer price. However, strictly speaking, the land transfer fee cannot be greater than the land transfer price (the price of cooked land or raw land). This is because: first, the land transfer fee is the price of land rights and land income under the current land use or planning conditions, which is related to the above-ground buildings. There is a clear difference in nature between the demolition and resettlement compensation fees for property and other attachments, and the demolition and resettlement compensation fees cannot be collected as land income. Secondly, land transfer fees have policy factors, and "policy factors" often mean that land transfer fees are less than the land transfer price. Finally, the land transferred by the government should be "clean land". If there are buildings and other attachments on the ground that need to be demolished, separate calculations and compensation should be made, and state-owned properties are no exception.

The land use right transfer fee is a one-time fee charged when the land is leased. It is the use price of the land during its effective life, so it can also be called the "land price". The transfer fee includes land development investment costs and land use fees during the use period. The former includes land acquisition, relocation and direct supporting infrastructure fees for the plot, which is a one-time compensation for development investment. The latter is the cost of using land resources, that is, "land rent", which is the economic manifestation of land ownership. If the lease is for 50 years, the usage fee covering the entire period must be paid in one lump sum.

According to the conditions of the land lease, the land transfer fee can be divided into the following two types: one is the "ripe land price", that is, the land transfer fee includes the land use fee and the "seven connections and one square meter". Development fee; the other is the "gross land" or "raw land" price, that is, for land parcels that have not completed "seven connections and one leveling", the transfer fee is only part of the paid use of the land, and investors need to transfer it themselves or entrust a development company. Land development work. For example, the plot of land at No. 71 Beijing East Road in Shanghai covers an area of ??23,800 square meters, with more than 20 units and more than 1,000 residents. Singapore Changli International Development Company and Shanghai Huangpu Asset Management Company obtained a 50-year leasehold at a gross land price of US$4.6 million. rights and invested US$53 million. Relocation and municipal support costs in old areas generally account for about 50-70% of the total price of developed land.

Land transfer fees can be divided into two calculation methods: ground price and floor price. The ground price is the unit price per square meter of land, that is, the total transfer fee is divided by the total land area; the floor price is The land price spread per square meter of building area is the total transfer fee divided by the total building area allowed for construction in the planning. Investors often use building prices to calculate investment returns. Because the land price cannot reflect the level of land cost, only by apportioning the land price to each square meter of building area can we achieve comparability, and it is also easy to estimate investment costs and investment benefits. It is generally believed that building high-rise buildings can amortize the land price, but in fact this is not the case. Because the land transfer fee is calculated based on the construction area.

The method of payment for land transfer fees is that if it is a foreign investment or a Chinese-funded enterprise developing a house for export, it must be paid in foreign exchange. If a Chinese-funded enterprise develops a house for domestic sales or a foreign-funded enterprise develops a house for domestic sales, it can be paid in RMB. . There are also methods of payment in kind, such as the investor getting a piece of land to build an overpass, a road or a parking garage to repay the land price.