The impact of Land Transfer Policies on the Real Estate Market: A Case Study of Hangzhou

Dongqi Jiang

doi:10.62051/7cm7kw96

Authors

Dongqi Jiang

DOI:

https://doi.org/10.62051/7cm7kw96

Keywords:

Land transfer policies; Real estate market; Hangzhou.

Abstract

Land transfer policies are fundamental to China’s real estate market, yet research on rural collective land remains limited due to its incomplete marketization. Existing studies primarily focus on major first-tier cities (Shanghai etc.), leaving gaps in understanding emerging cities like Hangzhou. This study examines how migration-driven land supply affects the real estate market, urbanization, and land-use diversification through policy text analysis, case studies and empirical analysis. Findings reveal that land transfer policies optimize market structures, enhance land-use efficiency, and promote social welfare while intensifying market competition. Sustainable development policies further facilitate a multi-stakeholder win-win outcome. The study concludes with policy recommendations and future research directions, considering Hangzhou’s comparative advantages while acknowledging data limitations.

Downloads

Download data is not yet available.

References

[1] Beijing China Index Academy. (2024). China Real Estate Information System.

[2] Beijing China Index Academy. (2024). Summary and Prospect of Hangzhou Real Estate Market in 2024.

[3] Central Committee of the Communist Party of China & State Council. (2013). Opinions of the Central Committee of the Communist Party of China and the State Council on Accelerating the Development of Modern Agriculture and Further Enhancing Rural Development Vitality.

[4] Central Committee of the Communist Party of China. (1984). Retrieved from https://baike.baidu.com/reference/ 7237144/533aYdO6cr3_z3kATKCIyPz5Zn2VYIj- ueWBBrpzzqIP0XOpS57mFJg378cz-7lkGwaFs5YtR_RawLz7DEla6PMR d-UqRLEnm3PgVTbBzrb5-90zk9RGp5QbHPBL.

[5] Central Committee of the Communist Party of China. (2008). Decision of the Central Committee of the Communist Party of China on Major Issues Concerning Promoting Rural Reform and Development.

[6] Central Committee of the Communist Party of China. (2013). Decision of the Central Committee of the Communist Party of China on Major Issues Concerning Comprehensively Deepening Reform.

[7] Chen, H., Liu, Y., Li, Z., & Xue, D. (2017). Urbanization, economic development and health: evidence from China's labor-force dynamic survey. International journal for equity in health, 16 (1), 207. https://doi.org/10.1186/s12939 - 017 - 0705 - 9.

[8] Chen, Xiaohua, Hongyu Zhang (ed.), Building an Equal Employment System for Rural Labourers, China Financial and Economic Press, 2005, Beijing. https://xueshu.baidu.com/usercenter/paper/show?paperid=4a8b5c05a44be0a25b8c4aa4e657ae6b&site=xueshu_se.

[9] Chatterji, A., Glaeser, E., & Kerr, W. (2014). Clusters of entrepreneurship and innovation. Innovation policy and the economy, 14 (1), 129 - 166. https://www.journals.uchicago.edu/doi/full/10.1086/674023.

[10] China National Bureau of Statistics (2020- 2023), The average real estate price trend.

[11] China National Bureau of Statistics. Yuhang district average housing price (new house).

[12] Constitution of the People’s Republic of China. (1982). Retrieved from http://www.npc.gov.cn/englishnpc/Constitution/2007-11/15/ content_1372964.htm.

[13] DeMare, B. (2019). Land wars: the story of China's agrarian revolution. Stanford University Press.

[14] Dodman, D., Hayward, B., Pelling, M., Castan Broto, V., Chow, W., Chu, E., Dawson, R., Khirfan, L., McPhearson, T., Prakash, A., Zheng, Y., & Ziervogel, G. (2022). Cities, settlements and key infrastructure. In H.-O. Pörtner, D.C. Roberts, M. Tignor, E.S. Poloczanska, K. Mintenbeck, A. Alegría, M. Craig, S. Langsdorf, S. Löschke, V. Möller, A. Okem, & B. Rama (Eds.), Climate change 2022: Impacts, adaptation and vulnerability. Contribution of Working Group II to the Sixth Assessment Report of the Intergovernmental Panel on Climate Change (pp. 907 – 1040). Cambridge University Press. https://doi.org10.1017/9781009325844.008.

[15] General Office of the CPC Central Committee, & General Office of the State Council. (2016). Opinions on Improving the Separation of Ownership, Contractual, and Operational Rights of Rural Land. Beijing: General Office of the CPC Central Committee and the State Council.

[16] Han, C. (2021). China’s rural land system reform. Ministry of Agriculture and Rural Affairs of the People’s Republic of China. Retrieved from http://www.moa.gov.cn/ztzl/xczx/rsgt/201812/ t20181228_6165784.htm.

[17] Hangzhou Municipal Bureau of Statistics (2023), Comprehensive strength of Economic development, https://www.hangzhou.gov.cn/art/ 2024/6/17/art_1229144819_59098675.html

[18] Hangzhou Municipal People’s Government. (2014) Hangzhou's 2014 Air Pollution Prevention and Control Implementation Plan.

[19] Hangzhou Municipal People’s Government. (2021) Qiantang District reserved land development launched a new model of “four uniﬁcations”.

[20] Hangzhou Municipal People’s Government. (2023). Urbanization process from 2017 to 2023

[21] Hangzhou Municipal People’s Government. (2023). The average one-way commute time in Hangzhou is 35 minutes, which is the shortest among the megacities in the country.

[22] Hangzhou Municipal People’s Government. (2024). The Gong Shu district turns the "retained land" into a "treasure basin"

[23] Hangzhou Planning and Natural Resources Bureau. (2017). Comprehensive land consolidation.

[24] Hangzhou Planning and Natural Resources Bureau. (2024) The ﬁrst in Hangzhou! "Business to business" ineﬃcient land redevelopment pilot project was released.

[25] Huang, P. C. C. (2010). Chinese agriculture to the Great Leap Forward: Rural collective economy and government intervention. In Modern China and Its Revolutions: Communism in China. Cambridge University Press.

[26] Land system reform in China, News of Communist Party of China, Retrieved from cpc.people.com.cn/GB/64156/64157/4512167.html.

[27] Lin, Y., Ma, Z., Zhao, K., Hu, W., & Wei, J. (2018). The Impact of Population Migration on Urban Housing Prices: Evidence from China’s Major Cities. Sustainability, 10 (9), 3169. https://doi.org/10.3390/su10093169.

[28] Liu, Y., Tang, D., Wang, F., & Bano, N. (2023). Impact of regional accessibility on urban residents' income in China: A bidirectional-fixed panel model. PLOS one, 18 (10), e0289866. https://doi.org/10.1371/ journal. pone.0289866.

[29] Lu, X., Shi, Z., Li, J., Dong, J., Song, M., & Hou, J. (2022). Research on the impact of factor flow on urban land use efficiency from the perspective of urbanization. Land, 11 (3), 389. https://doi.org/10.3390/ land1103.

[30] Ministry of Agriculture and Rural Affairs of the People’s Republic of China. (2021). Rural Land Contracting Law.

[31] Ministry of Agriculture and Rural Affairs. (2021). Measures for the Administration of the Transfer of Rural Land Management Rights. Beijing: Ministry of Agriculture and Rural Affairs.

[32] Ministry of Land and Resources. (2009). Opinions on Promoting Stable Agricultural Development, Sustainable Income Growth for Farmers, and Urban-Rural Integration.

[33] Ministry of Natural Resources of the People’s Republic of China. (1991). Regulations on the Implementation of the Land Administration Law of the People’s Republic of China.

[34] Ministry of Natural Resources of the People’s Republic of China. (1998). Regulations on the Implementation of the Land Administration Law of the People’s Republic of China.

[35] National Bureau of Statistics. (2018). National economy and society developed statistical bulletin 2017.

[36] National Development and Reform Commission of the People’s Republic of China. (1986). Seventh Five-Year Plan (1986 - 1990).

[37] National Health and Family Planning Commission. (2018). Total migrant population in 2017.

[38] National People’s Congress of the People’s Republic of China. (2007). Property Law.

[39] Pei, S., Zhao, S., Li, X., & Li, J. (2023). Impacts of rural–urban labour transfer and land transfer on land efficiency in China: An analysis of mediating effects. Land, 12 (5), 492. https://doi.org/10.3390/ land13050702.

[40] Qiao, W., Yin, S., & Huang, X. (2023). Assessing the imbalances in growth between urban land and urban population and the influencing factors: An allometric growth perspective. Land 2024, 13 (10), 1657; https://doi.org/10.3390/land13101657.

[41] Rural Land Contract Law of the People’s Republic of China. (2002). From National People’s Congress of the People’s Republic of China.

[42] Standing Committee of the National People’s Congress of the People’s Republic of China. (1988), Article 2, Clause 4. Land Administration Law of the People’s Republic of China. National People’s Congress Gazette, 1988. Retrieved from http://www.law-lib.com/law/ law_view.asp?id=95544.

[43] Standing Committee of the National People’s Congress of the People’s Republic of China. (2007). Property Law of the People’s Republic of China.

[44] Standing Committee of the National People’s Congress of the People’s Republic of China. (2009). Law on Mediation and Arbitration of Rural Land Contract Disputes.

[45] Standing Committee of the National People’s Congress. (2018). Law of the People’s Republic of China on Rural Land Contracting (2018 Revision).

[46] State Council of the People’s Republic of China. (2016). Opinions on Improving the Separation of Land Ownership, Contracting Rights, and Operating Rights.

[47] State Council of the People’s Republic of China. (2021). Regulations for the implementation of the Land Administration Law (2021 revision). Beijing: State Council.

[48] State council. (2021). “Ease the burden of excessive homework and off-campus tutoring for students undergoing compulsory education”, also called double reduction.

[49] Wang, D., & Cai, F. (n.d.). Migration and poverty alleviation in China. Institute of Population and Labour Economics, CASS. Prepared for the International Organization for Migration (IOM). https://publications.iom.int/system/files/pdf/mrs_27.pdf.

[50] Wang, J., Zhang, Y., & Guo, G. (2022). Domestic rural land transfer issues research evolution path and tracking: A knowledge mapping analysis based on CSSCI journal papers. Chinese Journal of Resources and Environment, 14 (2), 182 - 194. Retrieved from https:// crep.njau.edu.cn/info/1017/1418.htm.

[51] Xin, Yi. (2009, June 7). Twenty Years of Research on People's Communes. Aisixiang.com. https://www.aisixiang.com/data/27813.html.

[52] Xia, X., Sun, H., Yang, Z., Yuan, W., & Ma, D. (2022). Decoupling Analysis of Rural Population Change and Rural Electricity Consumption Change in China. International journal of environmental research and public health, 19(11), 6676. https://doi.org/10.3390/ijerph19116676.

[53] Ye, B. T. (Oral History), & Shuai, X. B. (Ed.). (2015, December 25th). Recollections of the first land auction in Shenzhen. Shenzhen Municipal Committee of the Chinese People’s Political Consultative Conference. https://www.rmzxw.com.cn/c/2015 - 12 - 25/658198.shtml?n2m=1.

[54] Yuhang District Rural Collective Online Auction Platform. (2024). Yuhang District 2024 land transfer transaction area hit a record high.

[55] Zhao, L. (2021). Administrative disputes in the expropriation of rural land by local governments: A study based on litigation cases. Southeast Academic Research, 2021(4). Fudan University, School of Marxism and Overseas Chinese Communist Studies Center. https://illss.gdufs.edu.cn/info/1027/11211.htm.