摘  要

我国的快速城市化给城市交通及综合土地利用带来了巨大的挑战，地铁建设成为解决有效利用城市空间、满足日益严峻的交通需求的主要手段，同时地铁建设带动了城市地下空间的大规模开发利用。由于我国地下空间开发时间较短，地下空间开发利用的相关法律还不健全，特别是针对地铁车站地下空间有偿交易的法律保证与市场机制还是空白，这些问题对地铁车站地下空间的开发利用有很大的影响。为了有效地开发利用地铁车站地下空间，需要对地铁车站地下空间开发过程中涉及到的相关权属以及市场交易中的交易价格问题进行研究。

本文从地铁车站地下空间定义及相关理论分析入手，并对地下空间开发过程中涉及到的相关权属进行了梳理，提出地铁车站地下空间开发利用中涉及的权属为地铁车站地下空间建设用地使用权，并针对地铁车站地下空间建设用地一级、二级交易市场中可能出现的问题提出了解决方案。完善的地下空间开发利用的法律体系是地铁车站地下空间有关权利与义务的分配的法律保障。

针对地铁车站地下空间建设用地评估的现实需求，本文通过分析国内外地下空间资源补偿方法，提出在土地立体价格的理论基础上，利用机会成本的原理建立适合我国地铁车站地下空间建设用地价格评估方法的构想。该地铁车站地下空间建设用地价格评估方法具体步骤为，首先分析地铁车站地下空间建设用地价格主要影响因素，其次确定地铁车站地下空间利用率，进一步确定地铁车站地下空间建设用地价格。另外本文还提出了进行地铁车站地下空间建设用地价格评估的操作步骤以及实际操作运用时需要注意的问题。

最后，本文对武汉市地铁洪山广场站地下空间建设用地价格进行评估，通过实际案例证明了地铁车站地下空间建设用地价格评估方法的可行性。

   关键词：地铁车站    地下空间建设用地     立体地价     机会成本     价格评估

Abstract

Becauseof the rapid urbanization in our country, many big cities faced to the problemssuch as traffic and lack of land, the construction of subway became the bestway to solve those problems. At the same time, the construction of subway ladedto largescale development of underground space. But the construction ofunderground space was not lasted very long in our country, and there weren’tcomplete law system of the development of the underground space, especiallythere weren’t any laws or market rules about the transaction of underground landof the subway station, those ware very bad for the development of the undergroundspace. In order to use the underground space of the subway station more effective,the problems of the right and the cost estimating of the underground space inthe markettransactions must be discussed.

Baseon the definition of the subway station of underground space, the analysis ofthe theory and the legal right about underground space, this paper proposedthat when the underground space of subway station was developed, the main rightwhich involved was the land use right and only that was the main right which shouldbe transact. Then solutions of the problems which might happen in the primaryland market and the secondary land marketwere arisen. The comprehensive legal system of theunderground space of subway station ensured the rights and obligations duringthe development processes.

As theneed of the cost estimating of the underground land, this paper introduced avaluation method of the underground land which suit for China'sspecific national conditions. The method which introduced in this paper wasproposed under the support of the legal right of the underground space, theanalysis of evaluation methods which were usually used at home and abroad, andbased on the principle of opportunity cost. The method of the underground landcost estimating was in accordance with the following steps, the firststep of the underground land cost estimating method was to analysis the mainfactors of the underground land price, the second step was to determinethe utilization of underground space in subway station, and thethird step was to determine the price of the underground land in the subwaystation. In addition, this paper proposed the evaluation order whichshould be obeyed when the underground land was calculated and what should benoticed when we use the method in the reality operation.

Finally, the feasibility of the evaluation method which proposed in thispaper was proved by the actual case of the underground land price calculationof the Hongshan Square stationin the Wuhansubway.

Keywords: Subway Station   UndergroundLand  Tridimensional Land Value   Opportunity Cost   Cost Estimating