Buying or renting a home is becoming increasingly difficult, especially in large cities characterized by constant rent increases. According to a recent report published by the Council of the European Union, Spain is not immune to this trend. Housing prices have risen by 58.3% from 2015 to 2025, and in Spain, the figure rises to 72%. This places Spain at risk compared to other European countries: France, for example, has seen an increase of 26.7%, while Italy has only experienced a 13.3% rise.
At this point, Enrique Martín, Associate Director at Afi and housing expert, notes that “aggregate figures show that housing costs represent a high expense for households in most EU countries. In Spain, the burden is similar to the EU average and appears relatively balanced; however, significant differences exist by age, income level, and nationality.” He adds, “Young people and immigrants, especially those with lower incomes, face much greater challenges in accessing housing, highlighting the need for affordable housing stock.”
Spain in the International Context: A Gap That Knows No Borders
To understand this phenomenon, two dimensions must be considered: market price levels (whether through a mortgage or a rental contract) and the financial burden represented by this expense. The higher the percentage of income devoted to housing, the lower citizens’ economic capacity, generating greater inequality.
The housing effort rate measures the population’s ability to afford a home. If a household must allocate more than 30% of its income to housing, the market is considered inaccessible.
In this context, the indicator reveals a complex scenario: Spanish households are among those with the highest rents in the Eurozone relative to average incomes. Specifically, Madrid and Barcelona are among the cities where households dedicate the largest share of their income to rent, reaching 74%, according to the European Council report. In the same ranking, Milan is just behind Madrid at 72%, Rome at 65%, and Lisbon leads with 116%.
One of the most relevant aspects of this debate is that rising rents are widening the gap, especially affecting young people. According to a study by the Spanish Youth Council (CJE), the age of emancipation in Spain is rising every year, surpassing 30 years, while the EU average falls to 26.4 years.
Behind the Prices: What Factors Have Driven This Situation?
The difficulty in accessing housing in Spain does not have a single cause. A stressed market, limited supply, and ineffective public policies converge in an increasingly destabilized residential system. Supply has not grown at the same pace as demand, particularly in provincial capitals and coastal areas.
Enrique Martín notes that “housing market tensions have multiple, interconnected causes. It is true that there is an imbalance between housing needs due to household formation and housing construction, but it is equally true that around one-third of newly built homes are not intended as primary residences, but for secondary use or other purposes.” He also points out that “newly built housing is priced significantly higher than second-hand homes, on average over 50% more nationwide, highlighting the lack of affordable new housing.”
Behind this situation, the scarcity of land and low production of new construction continue to put pressure on prices, acting as decisive factors. The lack of developable land limits the ability to build new homes and, therefore, to expand available supply. Complex administrative and urban planning processes continue to delay new projects for years, increasing the final cost of housing.
Mass tourism and the rise of vacation rentals have also reduced residential supply in urban centers. Provincial capitals and cities such as Madrid and Barcelona have experienced significant gentrification, preventing price stability in housing.
The Residential Thermometer: What Does It Mean When an Area Is Declared “Tensioned”?
Barcelona, the Basque Country, and Galicia already have areas declared as tensioned, referring to residents’ economic inability to access housing in those areas. The dynamic growth shown by cities such as Bilbao, A Coruña, or San Sebastián contrasts with the limited housing supply, which cannot keep up with the influx of new residents.
To be declared as such, areas must meet several criteria, including that the average housing cost with utilities exceeds 30% of the household’s average income or that average rent has grown more than 3% above the cumulative CPI over the last five years. These areas may also have limited primary housing, high concentrations of tourist or investment properties, and a continuous increase in rental prices. This tool was introduced by the 2023 Housing Law, and more than 300 municipalities have been recognized under this designation.
Regarding its effect, Martín explains that “in many cases, there is no time to gather evidence of impacts, and some measures may lead to contradictory conclusions. A first effect is lower tenant turnover, which can be read as a drop in rental contracts and available properties; however, this does not necessarily mean that the total volume of rented housing decreases.” He insists that “rent control can only be a temporary measure” and should serve to “buy time to implement a set of measures that help resolve market tensions, mobilize more rental housing, reduce landlord risks, create new affordable housing stock, and strengthen investment.”
Its declaration allows for certain regulatory measures, such as tax incentives, rent caps, or public subsidies, to moderate excessive increases and improve housing access.
Factors and Solutions to Improve Accessibility
One of the most direct needs focuses on optimizing the existing housing stock through the construction of new homes, an essential element to relieve pressure on the residential market. The inability to develop new residential plans reveals a scenario that increasingly restricts housing access. According to estimates by the Bank of Spain, 700,000 homes will be needed to balance the market.
Real estate investment is key to driving the sector, helping moderate prices, reactivating stalled projects, and alleviating the lack of residential supply. Another way to balance supply and demand is through the conversion and/or rehabilitation of existing buildings. This was a trend in 2024 that gained increasing relevance; according to CBRE, change-of-use operations accounted for 60% of transactions in Madrid.
Underutilized offices, commercial premises, and hotels are abundant, so encouraging the change of use of these properties can relieve pressure on tensioned markets and improve the current complex situation.
Spain shows a clear disadvantage in public housing compared to other European countries, such as Austria. Its capital is considered one of the cities with the best housing policies, with 43% of land under a publicly managed residential regime. This model differs from Spain’s current possibilities due to structural factors and policy approaches.
Regarding whether housing access has a solution, Enrique Martín emphasizes that “it is impossible to think that a single measure or reform can provide a solution, especially in the short term.” If he had to prioritize, he highlights “consistency: consistency in exploring all possible measures, applying them, evaluating results, and adapting them based on evidence.” Only in this way, he states, can results be seen in the medium and long term.
