Abstract:

The process of rural-urban land conversion is closely related to the expropriation market of agricultural land， the primary land market， and the secondary land market. Welfare increment shared by the three kinds of stakeholders including farmers and villages， local governments and central government， and developers， exists in the three-level land market. Accordingly， the economic welfare increment in land conversion was analyzed， and the welfare distribution calculation model was established. Based on the data of 21 cities in Guangdong Province， it was concluded that the proportion of the three stakeholders welfare distribution lies in the position during the process， negotiating ability， and information advantages and disadvantages; developers obtain the most share of welfare， local governments second， and farmers and villages share the least; welfare distribution gaps in the three levels are larger in the developed areas; and the welfare distribution proportion in the 21 cities is dynamic in time.

Key words: rural-urban land conversion, welfare distribution, stakeholder