Land pricing does not meet actual needs

(Baonghean.vn) -Compensation for land acquisition and clearance is always a hot issue, causing prolonged complaints in many localities. According to current regulations, the compensation price must be close to the market price under normal conditions, but because the land price on the market is always fluctuating, the determination of land price and application for compensation for land acquisition and clearance is still inadequate.

Mr. Nguyen Van Chat - Head of Land Management Department (Department of Natural Resources and Environment) said: According to this regulation, it is very difficult to implement because we do not know what is close to the market, and there is no agency or basis for calculating to determine the market price for the land at the time of recovery and site clearance accurately. What is the market price, the price that the seller "calls" or the price agreed between the seller and the buyer? On the other hand, according to the calculation method of the Law, to determine the price of each plot of land is only suitable for the purchase and sale transactions of individuals and households, it is very difficult to determine the price for each plot of land in each area, so compensation according to the market price is unfounded.

In reality, there is a paradox that people who comply well with land acquisition and clearance are compensated at low prices. Land acquisition and clearance compensation work often lasts 2-3 years, even 5 years, while land prices change every year, so people who compensate first are disadvantaged, while people who delay and refuse to hand over their land are compensated at higher prices. This invisibly encourages people to continue to complain, and the land acquisition and clearance process continues to drag on. The story of prolonged compensation and complaints has occurred in many projects and localities, including the Lam River road project through the communes of Hung Nguyen and Nam Dan districts; or in the Southeast economic zone...

Recently, also related to land valuation, at the trial of the former chairman of Quan Bau ward who falsified 3 sets of documents to convert agricultural land into residential land with a total area of ​​700 square meters to sell land and make illegal profits, but at the trial, defendant Vo Van Tung said that the valuation of the land plots was not in accordance with the regulations on land price list of Nghe An Provincial People's Committee, so the panel of judges decided to return the documents for further investigation and re-valuation of the land plots.

Mr. Phan Xuan Hoa - Deputy Manager of Southeast Economic Zone

Mr. Phan Xuan Hoa - Deputy Manager of the Southeast Economic Zone, said: The current problem in determining land prices, causing difficulties in compensation for site clearance and site clearance is because we are still confused about the theory, which leads to unclear legal regulations, causing overlap in policy mechanisms and difficulties in implementation.

According to Mr. Hoa, Decree 69 on compensation for land acquisition and clearance is a step forward for the benefit of the people. Accordingly, in the process of implementing compensation and clearance, the use of residential land prices as the basis for compensation and support has been operated flexibly. Support policies for agricultural land have been supplemented and amended to pay more attention to the interests of people whose land is recovered. However, the actual land price is often very high while the compensation price according to the price range is low. The large difference makes many people uncooperative with the Compensation Council for Land Acquisition and Clearance. During the process of contacting the people, we received many complaints from them. The compensation price must be close to the market price under normal conditions, but what is close to the market price under normal conditions, the relevant legal documents do not have specific instructions. And there is no agency that clearly determines the market land price of that area, at that time? These have caused difficulties for local authorities, caused prolonged complaints, and slowed down the progress of investment projects.

Regarding the issue of why there is a difference between the state price and the market price, Mr. Toan - Deputy Head of the Land Management Department, said: based on the Government's price framework, the provincial People's Committee issues local price lists. The land price framework and land price list are stable and are only adjusted when there are major changes in the land price on the market. To build land prices, the first step is to survey the market price (successful transactions are common), propose a price framework for each area, and after reaching an agreement, proceed to build the price list. During the investigation process, if there is a change in infrastructure, there will be a change in price. Currently, the province's land price list is about 50 - 70% of the market price. “The price list is based on many objectives. If we increase the land price list, it will be difficult because it is related to the annual land tax payments of people and businesses; it will affect the work of attracting private land... Therefore, in principle, the land price decided by the State must be consistent with the market price. Determining the land price "close to the market price" as it is now is very difficult because the market is always fluctuating." - Mr. Toan shared.

Determining land prices and applying them to compensation for site clearance still has many shortcomings.

Thus, land prices serve both static purposes (tax calculation) and dynamic purposes (compensation), so there are inadequacies in pricing. According to the reflection of the Land Management Department (Nghe An Department of Natural Resources and Environment), the inadequacies in determining land prices require the establishment of a land valuation company. In addition, the land price list needs to be built stably for 3-5 years and there needs to be close monitoring of transactions in the market.

Mr. Phan Xuan Hoa - Deputy of the Southeast Economic Zone Management Board: The problem comes from the construction of the land price list separate from the land policy. Therefore, it is necessary to change the way of building land prices according to the plan: the state does part to ensure the mechanism of public ownership of land, the market does part. The part of land valuation by enterprises... is left to valuation organizations for business enterprises, with a market nature. The land price list built in this way is used to collect taxes from people and will be stable for 5 years, only when there are fluctuations will it be adjusted. The specific land price of each project is applied according to the market mechanism, when it arises, it will be priced.

Thu Huyen