城镇化背景下，我国农村人口大规模向城镇地区转移，但农村宅基地用量却并未减少，“一户多宅”、面积超占、闲置浪费等问题突出存在，部分地区新户申请宅基地取得困难与老户使用宅基地闲置浪费的问题并存，供求关系日益紧张，财产属性有待进一步突显。宅基地“三权分置”改革后，使用权从中单独剥离，为使用权流转创造了空间。宅基地问题具有典型的公共池塘资源属性，属于公共事物治理问题，运用公共事物治理理论对宅基地使用权流转问题进行透视，剖析其深层次原因，归纳作用机制及规律，具有重大的理论意义和实践价值。本文基于奥斯特罗姆公共事物治理理论，运用IAD框架对宅基地使用权流转进行理论透视，从自然物质条件、农村经济社会属性、宅基地制度规则3组外部变量中，选取东中西部位置、地形地貌、距城市距离、资源稀缺性、经济收入、人口流动、宅基地流转价格、传统观念、是否改革试点、流转范围、选择性奖励、监督、制裁等十余个外部变量，搭建宅基地使用权流转的IAD框架，解析其互动模式和评估机制。其次，从全国范围内选取浙江义乌、江西余江、广东深圳等9个宅基地改革实践案例，运用IAD框架思维，深入分析每个案例的背景情况、改革举措及改革成效。再次，对宅基地流转模式进行多案例总结分析，归纳为增量开发型、存量盘活型、异地置换型3种模式，针对各个模式分别开展外部变量影响分析、互动模式分析、成效和评估分析。最后，总结归纳3种模式特征的有关结论，并提出针对性对策建议。
Under the background of urbanization, China‘s rural population move to town, but it doesn‘t reduce the dosage of residential land in the countryside, "multiple residential land for one family", over occupation and waste problems exist, such as the difficulty of application for new residential land and the waste of old residential land both exist, supply and demand is increasingly nervous, property attribute needs to be further highlighted. After the "three rights" reform of residential land, the use right is separated from it, which creates space for the transfer of residential land use right. The problem of residential land has typical attributes of public pond resources and belongs to the problem of commons governance. It is of great theoretical significance and practical value to use the theory of commons governance to analyze the transfer of residential land use right and explore its deep influencing factors and action mechanism.Based on the Vincent Ostrom commons governance theory, this paper uses IAD framework to make a theoretical perspective on the transfer of residential land use right. From three groups of external variables, including natural material conditions, economic and social attributes, and general institutional rules. This paper selects more than 10 external variables, such as East Midwest location, topography, the distance from the city, the resources scarcity, income, population flows, land transfer price, the traditional idea, the pilot area, transfer range, selective incentives, supervision, sanctions and so on, to set up the transfer IAD framework of residential land, interpret the interactive mode and evaluation mechanism. Secondly, nine practice cases of residential land reform, such as Yiwu, Jiangxi, Guangdong and so on, were selected from the whole country, of which the background, reform measures and reform results were analyzed by using IAD framework thinking. Thirdly, the paper summarizes and analyzes the transfer pattern of residential land through multiple cases, which can be summarized into three patterns: incremental development pattern, stock activation pattern, and remote replacement pattern. For each pattern, the influence analysis of external variables, interaction pattern analysis, effectiveness and evaluation analysis are carried out. Finally, the conclusions of the characteristics of the three patterns are summarized, and put forward the corresponding suggestions and measures.
