{"id":79620,"date":"2026-01-22T13:21:32","date_gmt":"2026-01-22T12:21:32","guid":{"rendered":"https:\/\/blog.urbanitae.com\/?p=79620"},"modified":"2026-01-22T13:22:48","modified_gmt":"2026-01-22T12:22:48","slug":"the-2026-challenge-turning-capital-into-housing-delivery","status":"publish","type":"post","link":"https:\/\/blog.urbanitae.com\/en\/2026\/01\/22\/the-2026-challenge-turning-capital-into-housing-delivery\/","title":{"rendered":"The 2026 challenge: turning capital into housing delivery"},"content":{"rendered":"\n<p>On 21 January, together with <strong>Observatorio Inmobiliario<\/strong>, we took part in an editorial breakfast hosted at <strong>Hogan Lovells<\/strong>. Representing Urbanitae, our Real Estate Director, <strong>Sergio Arana<\/strong>, joined a panel bringing together investors, lenders, developers, technicians, and advisors to focus on a very specific question: why does Spain attract so much <a href=\"https:\/\/blog.urbanitae.com\/en\/2026\/01\/21\/why-invest-in-the-real-estate-sector-in-2026-key-advantages-in-its-new-cycle\/?utm_source=blog_en&#038;utm_medium=organic&#038;utm_campaign=urbanitae_blog_0126&#038;utm_term=real_estate_investment&#038;utm_content=en_desayuno_editorial\" target=\"_blank\" rel=\"noreferrer noopener\">real estate investment<\/a> and yet we still can\u2019t translate that capital into more housing?<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Spain attracts investment (and living is still at the center)<\/h2>\n\n\n\n<p>The starting point was clear: <strong>Spain is an easy market to \u201csell\u201d to investors<\/strong>. V\u00edctor Iborra (Meridia Capital) summed it up with an idea repeated throughout the discussion: the equity story is solid, and <strong>\u201cselling Spain is quite easy.\u201d<\/strong><\/p>\n\n\n\n<p>From the banking side, \u00c1lvaro Morales (ING) described a \u201crecord\u201d 2025, with strong activity and plenty of appetite to finance deals\u2014with one condition: <strong>quality rules<\/strong>. <strong>\u201cNot every kind of asset works,\u201d<\/strong> he noted, emphasizing that liquidity concentrates when the asset truly fits.<\/p>\n\n\n\n<p>And, as expected, <a href=\"https:\/\/blog.urbanitae.com\/en\/2025\/12\/27\/living-evolution-of-the-main-segments-and-outlook\/?utm_source=blog_en&#038;utm_medium=organic&#038;utm_campaign=urbanitae_blog_0126&#038;utm_term=living&#038;utm_content=en_desayuno_editorial\" target=\"_blank\" rel=\"noreferrer noopener\">living<\/a> came up again and again as the <strong>star segment<\/strong>. But an important nuance surfaced too: it\u2019s not enough for capital to <em>look<\/em> at living; the real question is <strong>what share of that capital actually helps increase supply<\/strong>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The ROE problem<\/h2>\n\n\n\n<p>One of the day\u2019s strongest messages landed here. Andr\u00e9s Candela (Hogan Lovells) put it bluntly: we\u2019re the investor\u2019s \u201cfavorite,\u201d but <strong>we don\u2019t manage to get that money to fund housing development<\/strong>.<\/p>\n\n\n\n<p>Carolina Roca (Asprima) explained why with figures, citing a BBVA Research analysis: <strong>the ROE of residential production\/construction in Spain is roughly half that of other European countries<\/strong>. She brought it down to a definitive line: <strong>\u201cI only convince an investor with profitability.\u201d<\/strong><\/p>\n\n\n\n<p>As the debate unfolded, the factors weighing on that profitability kept repeating:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>overly rigid urban planning and lengthy processes,<\/li>\n\n\n\n<li>unpredictable timelines,<\/li>\n\n\n\n<li>taxation,<\/li>\n\n\n\n<li>and difficulty leveraging the raw material\u2014land.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Uncertainty equals risk<\/h2>\n\n\n\n<p>If there was one cross-cutting consensus, it was this: <strong>the bottleneck isn\u2019t lack of investor interest; it\u2019s lack of certainty<\/strong>.<\/p>\n\n\n\n<p>Orson Alcocer (Hogan Lovells) described the <strong>creation of buildable rights<\/strong> as <strong>\u201ca kind of odyssey\u201d<\/strong>, and was especially vivid about timelines and how hard they are to make \u201cfinanceable\u201d: between permitting and execution, ranges can be so wide that <strong>\u201cthey\u2019re timelines that are very difficult to manage.\u201d<\/strong><\/p>\n\n\n\n<p>From the bank\u2019s perspective, ING translated that into committee logic: when planning moves on 20- to 40-year horizons, <strong>\u201ctaking it to committee is unthinkable.\u201d<\/strong> That\u2019s why it\u2019s hard to step into pure land plays; appetite arrives when land is already fully entitled and the risk is more containable.<\/p>\n\n\n\n<p>And from <a href=\"https:\/\/urbanitae.com\/en\/?utm_source=blog_en&amp;utm_medium=organic&amp;utm_campaign=urbanitae_blog_0126&amp;utm_term=urbanitae&amp;utm_content=en_desayuno_editorial\" target=\"_blank\" rel=\"noreferrer noopener\">Urbanitae<\/a>, Sergio Arana connected it to something we also see internally: <strong>our investment logic requires certainty<\/strong>, and the risk\/timeline combination slows the entire sector\u2014even with land that is already fully entitled, where delays can still appear.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">From diagnosis to levers<\/h2>\n\n\n\n<p>Another part of the conversation turned toward the <strong>real capacity to produce more housing<\/strong>. Sandra Daza (Gesvalt) stressed there are no \u201cmagic recipes\u201d and that the problem is structural: it can\u2019t be solved <strong>\u201cat the last minute like bad students.\u201d<\/strong><\/p>\n\n\n\n<p>Along the same lines, \u00c1lvaro Diz (Avintia) defended industrialization as a lever to gain speed and efficiency, pointing to improvements in timelines and in end-product consumption, as well as a clearer value proposition for investors.<\/p>\n\n\n\n<p>Diego Escario (Cano y Escario) widened the lens: rebuilding productive capacity requires <strong>industrialization, training, and rebuilding the ecosystem<\/strong>, in a country that has increasingly pivoted toward services.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Urbanitae\u2019s role<\/h2>\n\n\n\n<p>At Urbanitae, this debate hits close to home for two reasons.<\/p>\n\n\n\n<p>First, because\u2014Sergio explained\u2014we operate with ticket sizes and a level of granularity that doesn\u2019t always fit purely institutional capital. We\u2019re <strong>\u201ca somewhat particular creature\u201d<\/strong>: broader geographic focus, mostly residential, and a gradual widening into other segments, cautiously.<\/p>\n\n\n\n<p>Second, because in an environment where the bank\u2019s role is well defined, <strong>the biggest gap is often <a href=\"https:\/\/blog.urbanitae.com\/en\/2024\/09\/06\/what-types-of-equity-projects-are-there-in-urbanitae\/?utm_source=blog_en&#038;utm_medium=organic&#038;utm_campaign=urbanitae_blog_0126&#038;utm_term=equity&#038;utm_content=en_desayuno_editorial\" target=\"_blank\" rel=\"noreferrer noopener\">equity<\/a><\/strong>. At the breakfast, Sergio summed it up from our experience: we can help <strong>\u201cby bringing more investment volume because equity is needed,\u201d<\/strong> and shared a figure that shows the scale of what activating projects can do: <strong>\u201cwe will have brought 3,000 homes online\u201d in 2025 alone<\/strong>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Failure is not an option<\/h2>\n\n\n\n<p>As the conversation progressed, it became clear the goal isn\u2019t for one niche of real estate to \u201cdo well,\u201d but to regain the ability to produce housing at scale. Carolina Roca (Asprima) put it in direct social terms: <strong>\u201cif we don\u2019t succeed at this\u2026 the country\u2019s social cohesion is at risk.\u201d<\/strong><\/p>\n\n\n\n<p>Still, she ended on a note of hope: she argued we may be facing a potential <strong>urban planning paradigm shift<\/strong>, pointing to the draft <strong>LIDER Law<\/strong> in the Community of Madrid, opened to public consultation, as a route to greater agility and predictability.<\/p>\n\n\n\n<p>In short: <strong>the investment is there<\/strong>. <a href=\"https:\/\/www.idealista.com\/news\/inmobiliario\/vivienda\/2025\/12\/29\/862619-que-pasara-con-la-vivienda-en-2026-los-escenarios-posibles-segun-los-expertos\" target=\"_blank\" rel=\"noreferrer noopener\">The 2026 challenge<\/a> is turning it into <strong>delivered homes<\/strong>, with a framework that shortens timelines, reduces uncertainty, and improves the risk-return equation in development. And every lever matters: planning, permits, taxation, industrialization\u2026 and new capital pathways able to provide equity where the system needs it most.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Producing housing in 2026 isn\u2019t about attracting capital\u2014it\u2019s about executing it: predictable permits, less uncertainty, and more equity to unlock projects and deliver homes.<\/p>\n","protected":false},"author":1,"featured_media":79636,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"inline_featured_image":false,"footnotes":""},"categories":[1027,1085],"tags":[2104,1963,895],"class_list":["post-79620","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investment-en","category-urbanitae-en","tag-inversion-inmobiliaria","tag-real-estate-crowdfunding","tag-urbanitae-en"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - 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