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Agricultural Land and Regulation in the Transition Economy of Ruia Ekaterina Gnedenko1 & Michael Kazmin2 Published online: 7 July 2015 # International Atlantic Economic Society 2015 JEL Claification C10.L33.O57.Q00 This research note explores the link between farmland conversion and existing land regulation in Ruia.We conclude that land regulation is lagging the new market trends in the transition economy of Ruia.As market forces continue to penetrate the economy, apparent managerial and statutory problems with regard to local land-use planning and regulation preclude more effective use of land.Responding to the need for attracting investment in agriculture, the Ruian Ministry of Science and Education provided funds for our research project that involves primary data collection and econometric analysis of the interdependencies between governmental policies and farmland lo.Our unique dataset contains socioeconomic, demographic and spatial geographic 2010 data for 39 municipal districts in the Moscow metropolitan region.The econometric analysis of this data set is used to explore the relationship among farmland quantity, its aeed value, the share of privatized farmland, farmland tax,and land-use zoning in the simultaneous equations framework.While the Ruian market for real estate has developed quickly, the market for agricultural land is still thin.Farmland deals are limited, partly because of the lingering uncertainty about farmland property rights.The state-owned farmland is still significant.Our Moscow regional data suggest a strong positive relationship between the fraction of privatized farmland and farmland acreage, although the fraction of individually and collectively privatized farmland is only 57 %.The direct sale of farmland to foreigners is prohibited decreasing potential foreign investment as well.As a result, the area occupied by agricultural lands has been steadily decreasing and deteriorating in quality.During the period 1990 to 2005, tillable lands in Ruia have shrunk by 10.5 million hectares(7.9 % of tillable lands).Lacking experience and adequate knowledge, local governments are stuck with the land conservation policies available to the former USSR.In particular, in an attempt to contain the lo of prime farmland, the regulators retain old land-use zoning laws prohibiting the change of land status.However, strong development preures and widespread corruption often annihilate the desirable effect of zoning.The results of our econometric analysis indicate that the proximity to Moscow city and population growth both have a significant negative effect on the amount of farmland, even in the strictlyzoned-for agriculture districts, suggesting strong urban preure in the capital region of Moscow.The estimated elasticity of farmland acreage with respect to population growth is −0.3.A corrupt practice of illegal changes in land status is reflected in the fact that the lands still claified as farmland in the Federal Register of Land are turned into residential or industrial areas.This signals a management problem which could be perhaps resolved by the introduction of more flexible zoning and an increase in the range of responsibilities of local governments and their property rights to land.The other economic instrument indispensable in land policy, land aement, is also based on the former practices of the Communist period following a federally mandated general formula that takes into account soil productivity criteria, topographic features of the landscape, and the presence of irrigation, but still has little in common with the market price of farmland.When the agricultural land tax is calculated as the percentage of the aeed value of farmland, which is often below its real market value, local authorities are not interested in developing local agricultural infrastructure or increasing agricultural land base because they will not be able to reap any significant tax benefits from it.Coupled with the low federally mandated upper limits on tax rates(0.3 % of the aeed value of agricultural and residential lands)this leads to insufficient local tax revenues and overreliance on intergovernmental transfers.According to our data for the Moscow region, although localities tend to impose the maximum allowable tax rate, the average share of land tax revenues in local budgets is a mere 5 %.It is not surprising as the average aeed value of farmland acro municipalities is 1000 times le than the ongoing average sales price, according to data we collected.The insignificant local land tax revenues caused by the underestimated land value lead to insufficient local infrastructure investment, which further supprees the value of farmland and hastens its conversion.The results of the econometric analysis indicate lack of statistical significance between the aeed value of farmland and farmland quantity in the Moscow region, making the farmland tax rate an ineffective instrument in land policy.This miing link between the farmland quantity and existing land policies may render these policies not just ineffective but even wasteful.Innovative approaches such as the retention of development rights by the government might represent a temporary solution.The increasing reliance on local governance in solvinglocal problems would imply improved land-use and public finance planning and,perhaps, a slower farmland conversion trend.俄罗斯经济转型中的农业用地与监管

Ekaterina Gnedenko1 & Michael Kazmin2。在线出版:2015年7月7日。国际大西洋经济学会2015。冻胶分类C10。L33。O57。Q00 本研究报告探讨了俄罗斯农地转换与现有土地规制之间的关系。我们的结论是，土地监管滞后于俄罗斯转型经济的新市场趋势。由于市场力量继续渗透经济，在地方土地利用规划和管理方面显然存在管理和法律问题，妨碍了更有效地利用土地。为了应对吸引农业投资的需要，俄罗斯科学和教育部为我们的研究项目提供了资金，该项目涉及对政府政策和农田损失之间相互依赖关系的主要数据收集和计量分析。我们独特的数据集包含社会经济、人口和空间。2010年莫斯科都市地区39个市辖区的地理数据。通过对该数据集的计量分析，探讨了在联立方程框架下，耕地数量、其评估值、私有化耕地占比、农地税和土地利用区划之间的关系。

虽然俄罗斯房地产市场发展迅速，但农业用地市场仍很薄弱。农田交易是有限的，部分原因是土地产权的不确定性挥之不去。国有农田仍然很重要。我们的莫斯科地区数据显示，私有化耕地和耕地面积的比例之间存在着强烈的正相关关系，尽管单独和集体私有化耕地的比例仅为57%。禁止向外国人直接出售农田，也禁止减少潜在的外国投资。因此，农地占用的面积一直在稳步下降，质量也在不断恶化。在1990年至2005年期间，俄罗斯的可耕种土地减少了1050万公顷(占耕地面积的7.9%)。

由于缺乏经验和足够的知识，地方政府只能依靠前苏联提供的土地保护政策。特别是，为了遏制主要农田的流失，监管机构保留了禁止改变土地状况的旧土地用途分区法。然而，强大的发展压力和广泛的腐败往往会消灭分区制的理想效果。我们的计量分析结果表明，靠近莫斯科城市和人口增长对农田的数量有显著的负面影响，即使是在严格的农业地区，这表明莫斯科的首都地区的城市压力很大。在人口增长方面，耕地面积的估计弹性为0.3。非法改变土地状况的一种腐败做法，反映在土地仍然被归为联邦土地登记册上的土地的土地被转变为住宅或工业区的事实。这标志着一个管理问题，也许可以通过引进更灵活的分区和增加地方政府的责任范围和土地的财产权来解决。

其他经济工具不可或缺的土地政策、土地评估,也是基于前实践后共产主义时期的联邦法律规定的一般公式,考虑土壤生产力标准,地貌景观的灌溉的存在,但仍然没有与市场价格的农田。农业土地税计算时的评估价值的百分比农田,这通常是低于其实际市场价值,当地政府发展当地的农业基础设施不感兴趣或增加农业用地基地,因为他们将无法获得任何重大税收优惠。再加上联邦政府规定的低税率(占农业和居住用地评估价值的0.3%)，这将导致当地税收收入不足，并过度依赖政府间转移。根据我们对莫斯科地区的数据，虽然地方倾向于征收最高允许的税率，但地方预算的土地税收收入的平均份额仅为5%。据我们收集的数据显示，由于各城市的农田平均分摊价值比目前的平均销售价格低1000倍，这并不令人惊讶。

由于土地价值被低估而导致的地方土地税收不显著，导致地方基础设施投资不足，进一步抑制了农田价值，加快了土地流转。经济计量分析结果表明，在莫斯科地区，耕地和耕地数量的评估价值缺乏统计意义，使得农地税率在土地政策中是无效的。耕地数量和现有土地政策之间缺失的联系可能使这些政策不仅无效，甚至是浪费。政府保留发展权利等创新办法可能是一种临时解决办法。在解决地方问题上日益依赖地方治理，将意味着改善土地利用和公共财政规划，也许还会减缓农地转换的趋势。