housing

Beyond prices and vacation rentals, housing in Madrid faces a huge problem: irregular houses

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Beyond price escalation, the pressure of the vacation rental or the decoupling Between the speed at which homes are created and new buildings built, in Madrid the real estate market faces a tricky challenge: irregular developments. The latest data of the Community of Madrid reveal that in the region there are dozens of settlements of illegal origin that bring together thousands of homes that start from an irregular situation. all one hot potato for administration. What has happened? The data has revealed it The Newspaper. The Community of Madrid has registered almost 200 developments built without the necessary permits, settlements of illegal origin that add up to thousands of homes. The calculation is based on an update of the inventory from the 1980s, when 136 irregular settlements were identified. The figure has changed since then for two reasons. The first, because there were nuclei that have managed to regularize themselves. The second, because the technicians have added to the list others that (for one reason or another) did not appear in the catalog that accompanied the 1985 regulations. What do the figures say? If you walk around Madrid you can find dozens of housing units built without respecting the regulations. Some very populous. Specifically, The Newspaper talks about 184 urbanizations or settlements of illegal origin and some 10,500 homes. The figure is partly explained because the 1980s census incorporated almost a hundred new consolidated residential areas. The Ministry of the Environment clarifies that in most cases they are the result of “urbanization processes outside the law” and “lacking planning”, which explains why they often do not offer “minimum conditions for urbanization.” Are all cases the same? Not at all. Not all urbanizations identified by the Community of Madrid are the same nor do they have the same dimensions. Particularly noteworthy is the settlement of La Vega del Tajuñawhich brings together a large part of the residences in an irregular situation detected by regional technicians. Specifically, there are 5,513 distributed over more than 2,700 hectares. With those dimensions it would be the largest settlement of its kind in the community, although not the only one where hundreds of people live. In Camino Viejo de Madrid and Vega Baja del Guadarrama there are also more than 1,400 buildings and there are others, such as El Rondelo, Pico Valsarón or Dehesa Nueva, with hundreds of homes. The Community has also noted constructions located in locations very close to the capital, such as Improved Field. How is that possible? The circumstances and context are not always the same, but a few days ago EPE visited a nucleus of Mejorada del Campo that helps to understand how settlements like this can be formed in the heart of Madrid. Specifically, the newspaper visited a nucleus that began to form in the 1980s, driven by developers who parceled out rural land and sold the land at affordable prices, offering it as an ideal space for “urban gardens” with access to water. Time, use and the increasing pressure that affect housing prices in Madrid did the rest. What were initially huts designed for tools gave way to more ambitious installations. Is it something new? Not at all. And not only because the history of these settlements can go back a long time. At the end of 2025, the Community of Madrid has already issued a statement in which he recalled that in just four years he had inspected 1,906 “irregular constructions” on protected land. To be precise, the regional government spoke of 5,334.3 hectares “affected by this type of settlements”, also identified in 56 municipalities. “Of them, about 80% are concentrated in the plains of the main Madrid rivers, the majority in the areas of the Tajuña River (2,712.5 hectares), followed by the Jarama (1,019.5), Guadarrama (363.2) and Tajo (150.2)”, explains the Madrid Executive, which warns of the “risk” it represents “both for people and the environment.” Hence, this type of construction appears among the objectives of the Urban Inspection and Discipline Plan. Does it only happen in Madrid? No. Settlements of this type are also common in other parts of Spain, such as Catalonia. “There are many urbanizations that were built in the 60s, 70s and early 80s of the 20th century, which were marketed without the necessary planning, urban management or basic public services,” recognize from the Catalan Generalitat. “Of the 1,433 identified in the 2015 catalogue, there are 730 with urban deficits. Many are concentrated in small municipalities and the tendency to convert housing estates into primary residences aggravates their situation,” acknowledges the regional government. The topic is complex because, as remember EPE When talking about the Madrid case, the legal framework varies over time: if a home built on non-developable land remains long enough outside the ‘radar’ of the authorities, the crime expires and can no longer be demolished. Images | Community of Madrid Via | The Newspaper In Xataka | Madrid believed itself immune to the TukTuk plague in the most tourist cities in the world. Now someone wants to ban them

If the solution to the housing crisis in Spain is “building taller buildings”, Alcalá de Henares has taken it seriously

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If you want to solve your residential deficit and stop the upward spiral of prices, Madrid needs housing. tens of thousands of housing, if we trust the calculations carried out by the real estate sector. With that backdrop in the capital (as in other points of the country) has opened a debate: Should we look up? That is to say, if houses are needed and the buildable land is what it is, has the time come? replant the height of buildings, both in established neighborhoods and in new real estate developments? In Alcalá there are those who believe so. In fact, the birthplace of Cervantes has started the countdown to provide one of the tallest skyscrapers in the community, a tower of almost 30 levels. What has happened? That Alcalá de Henares seems to have unblocked an ambitious real estate project that it had been years on the table: a tower that, once completed, will become one of the tallest residential buildings in the Community of Madrid. The news has revealed it the company Ten Brinke, which has partnered with Invesco Real Estate to carry out the operation. Although not many details of the project have been revealed, it is known that the building will be around 30 floors and will exceed the 300 homeswhich will redefine the skyline of the city and will surpass La Garena, an office tower 17 floors and 71.7 m which now dominates the town’s skyline. There are those who now slide that the new construction will be the first residential skyscraper in Alcalá de Henares and one of the few in the Community of Madrid that exceeds 25 heights. What do we know about the project? In the statement In which he announces the “closing of the operation”, Ten Brinke slips a couple of clues about the future property: it will be residential, it will exceed 300 homes and will have 28 levels in total, a sum of 25 floors in height, the ground floor and two underground levels. Furthermore, Ten Brike clarifies that the developers will bet on a “product mix” formula, including family housing, premium apartments and “spaces aimed at modern living.” Regarding deadlines, he states that the works will start “in the coming weeks”, without outlining a delivery schedule. Has anything else transpired? In recent days the Madrid press has pointed out various details to adults, such as that the objective is for the homes to be used for rental marketthat the tower will be around the 80 meters high and that will be located in the Francisco Anton streetnext to the new GAL neighborhood. The SER chain assures that the project has actually been licensed since 2021. A few years ago was announced an ambitious residential development, the Tower (or garden) Cervantes, with buildings 25 stories high. The Idealista portal even reached advertise The apartments, which were offered from 256,000 euros and also stood out for their common areas, with more than 15,000 m2 of gardens and recreational areas that included an outdoor pool. At that time (2024) the idea was to deliver the first keys towards the summer of 2027. Why is it important? Beyond the relevance of the project and its impact on the Complutense skyline, the tower is important because it will inject 300 new homes in a town that has seen how rents and the price per m2 have become more expensive in recent years, in line with the rest of Madrid. According to the Idealista portal, in February the m2 It cost €2,74419.3% more than in the same month last year. Regarding the rent, the m2 It was rented for €13.7which represents an annual increase (February 2025) of about 12%. The municipality has also seen its registry grow in recent years, going from 193,751 registered in 2018 to more than 203,200 residents, according to the tables of the INE. Images | Ten Brinke In Xataka | Madrid is discovering that there is something more controversial than the ‘tazo’ of garbage: where the hell to put a canton of garbage

Tokyo is one of the few cities in the world that has managed to maintain housing prices. His secret: build

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“If you can’t solve a problem, make it bigger.” This oft-repeated maxim (and mistakenly coined for Dwight D. Eisenhower) can be good advice when it comes to housing: Expanding the scope of a problem can make new solutions possible. Japan is the world’s best example of an advanced industrial democracy with abundance of affordable housing with low carbon emissions. To build. The key to Japan’s success is its unusual degree of national control over zoning and building rules. Centralized authority trumps local housing obstructionism. Tokyo builds more housing in a year than all of California or all of England, which have 3 or 4 times its population. In the largest megalopolis in the world, the way Rents stay low in the long term is to build. National decisions. The political scientist Grant McConnell wrote on the classic articulation of the view that the national government is more likely to solve difficult problems than state or local governments. Small can be beautiful, the reasoning goes, but it can also be provincial, backward and oligarchic. This logic fits well with the housing issue: Putting much more at stake, all at once, in one big fight, rather than piece by piece in hundreds of separate local fights, could disrupt the housing war. More homes around the world. The world has provided some examples of this. Japan has had extraordinary success in housing construction. He has long been a leader and expanded his leadership even further in recent years. Germany, Austria and Switzerland have always had good records, behind Japan but still performing well. France has stepped up, at least in Paris. These countries generally employ rule-based (or “by right”) building permit systems: if your plans check the stipulated boxes, building authorities have no choice but to sign. The Anglo-Saxons. On the other hand, English-speaking countries, including Australia, Canada, the United Kingdom, the United States and New Zealand, are lagging behind. Their permit systems are often more discretionarygiving local officials the power to approve or reject buildings at will. In many parts of these countries, especially their large cities, housing is expensive because it is scarce. For now, the Anglosphere suffers the worst housing shortages and prices. The Japanese case. The Asian country is the best example of the maxim of “magnifying” problems. Japan’s national government controls the use of land and buildings to a greater extent than national authorities in other countries. This control has grown in recent decades, even as other nations have gone into lockdown. The number of homes built per year in industrial democracies has fallen by more than 60% since 1970, according to The Economist. Meanwhile, housing construction in Japan has remained solid at all timesbroad public interest in abundant housing has triumphed over obstructionism. What did they do? To boost construction and lower prices, Japan redoubled efforts to allow more housing construction. He resorted, in particular, to administrative changes in building codes. “To help the economy recover from the bubble, the country eased the regulation of urban development,” explained Hiro Ichikawa, a construction development advisor. in the Financial Times. “If it hadn’t been for the bubble, Tokyo would be in the same situation as London or San Francisco.” Build, build and build. The results, in abundant housing, low prices and low carbon urban formswalkable and transit-focused, are notable. The city of Tokyo had 13.5 million residents in 2018. But the city built 145,000 new residences that year. Tokyo’s achievement was particularly surprising considering that the prefecture has very little vacant land, so almost all of those 145,000 homes were located in an existing neighborhood. The astonishing pace of housing construction in the capital has continued for years. Tokyo routinely builds more new homes than all of California (which has three times its population) or, in some years, all of England (which has four times its population). It has increased housing construction by 30% since the turn of the century, even as its population peaked and began to decline in 2007. disposable houses. It is true that Japan demolishes houses much earlier than other industrialized countriesso a large portion of their housing starts are replacement housing. But the much criticized Japanese culture of “disposable houses” It is actually one of the secrets of its success. Japan’s rigorous and up-to-date earthquake safety laws, plus a cultural attachment to new homes, mean that tiny houses in Japan often depreciate completely in just 30 years and are replaced soon after. Because housing is renovated quickly, the country has a much better chance of installing larger buildings. In parts of the US, where buildings typically have an economic life of 100 years, you only have one chance per century to replace a house with an apartment building. In Japan, you get three. More housing. The prefecture has tripled its stocks of housing in the last 50 years and has expanded the number of residences in the city by about 2% annually since 2000. In fact, its overall housing unit growth rate was three times faster than London or New York in the 2010s. Among the 14 megacities around the world, only Singapore and Seoul surpassed Tokyo in the pace of overall housing growth. Thanks to the Japanese program to govern housing, Tokyo Prefecture and the world’s largest metropolis have completely avoided residential closures. Japan seems to have learned the maxim attributed to Eisenhower: if you can’t solve a problem, make it bigger. In Xataka | In its crazy rise in housing prices, Madrid has just broken a barrier: that of the most expensive apartment in its history In Xataka | Tenants and owners are not the same type of Spaniards: some pay €400 more than others for the same home Image | Yu Kato

The Government wants new buildings to include spaces for bicycles. There are those who warn that it will make housing even more expensive.

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Europe wants its buildings to be increasingly ‘green’, an endeavor that Spain seems willing to take a step further. The Government has reviewed the Technical Building Code (CTE) to apply certain changes that prioritize precisely that: sustainability. If it goes ahead, the new CTE will pay even more attention to the energy efficiency of buildings, their polluting footprint and even proposes using buildings as a lever to promote sustainable mobility. With this last objective, a demand that has generated some controversy: that the properties must include a minimum of places for bikes. From the sector they already warn that the new requirements costs will skyrocket of construction at the worst time, with the price of housing shot. What has happened? That the Government has launched the institutional machinery to modify the CTEthe framework standard that details the basic requirements that buildings must meet. It is not a capricious change. In reality, it is an update that seeks to adapt the code to the guidelines set by Brussels, such as the Directive 2024/1275 of the European Parliament and Council. The Ministry of Housing and Urban Agenda is already advancing that it will be one of the “most ambitious” modifications since the CTE was implemented. What is the objective? The change seeks to give more weight to certain objectives set from Brussels, such as the “energy efficiency of buildings”“environmental sustainability” or control of the polluting footprint during the life cycle of buildings. One of the novelties in fact is the regulation of what European regulations call “global warming potential of buildings”, a way of quantifying the emissions of a property. With the current CTE, the Government also wants to review the anti-fire regulations (the change comes after the tragic fire of Valencia in 2024, which left several deceased) and use real estate as a lever for “sustainable mobility”. After all, buildings also usually include parking spaces. Housing has proposed that these spaces be planned from the beginning to make it easier for those who travel with electric cars, scooters or bikes. And how will he do it? Including a series of guidelines in the CTE. At the moment we have your draftbut it is clear: “Buildings with parking spaces for cars will have a minimum infrastructure that enables the charging of electric vehicles and will have a minimum provision of parking for bicycles.” The text does not stop there and specifies issues such as the minimum number or even the size of the spaces reserved for bikes. What does it say exactly? “Parking spaces for bicycles will have a minimum dimension of 2.00 x 0.4 m. From 20 spaces, 5% of the spaces will have a dimension of 2.5 x 0.9 m for bicycles with dimensions larger than standard, such as long bikes or for people with disabilities. In uses other than private residential, parking spaces will be marked in accordance with the highway code,” collect the text. The draft clarifies that these parking spaces must “preferably” be in the parking lot or the access floor and that, at a minimum, residential properties must incorporate two bicycle spaces for each home. The CTE clarifies in any case that town councils can regulate to reduce this general requirement. Things are somewhat different in properties that are not intended for housing. In them, bicycle parking spaces must cover “5% of the building’s total user capacity.” At what point is the change? What we have at the moment is the draft royal decree that modifies the CTE, a document that was kept on public display until December so that citizens, builders or any other group that wished could raise their “observations.” Once this mandatory requirement has been dispatched, the CTE must now continue with its processing, including, if the Government so deems it, the proposed corrections. If we talk about the guidelines on bicycle spaces (and in general the “sustainable mobility” chapter of the project) it is important to take into account a nuance: the changes are proposed for newly built buildings. The project It also contemplates that the guidelines be applied to existing properties, but only when they have undergone substantial renovations, extensions or changes of use. Has it generated controversy? It has certainly generated debate. And the reason is simple: there are those who already warn that, in general, the different changes applied to the CTE will make construction more expensive at the worst moment, in the midst of the housing crisis and with prices (especially rents) skyrocketing. Recently the College of Surveyors of Madrid did the math and estimated that in general the new CTE requirements (not only those related to bicycle spaces) will translate into thousands of euros of extra cost. How many? In a first phase, the new houses will become 12,000 euros more expensive. And that will only be at the beginning. When they are fully implemented, the extra cost will be even greater and will reach 18,000, making it even more complicated. the “cost of entry” to the homes. Images | Alexander Van Steenberge (Unsplash) and Liona Toussaint (Unsplash) In Xataka | Communities and neighbors have been wondering all their lives whether bikes can be parked in the hallways. The law leaves little doubt

How does this number of questions about housing work and what is it for?

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Let’s tell you What is telephone 047 and how does it work?. This is a toll-free government telephone number to make inquiries related to housing, and it comes into force from February 2026. With this number, the Government tries to offer citizens a reliable and truthful way to resolve any doubts they may have about housing, but also advice regarding possible conflicts. Let’s explain everything to you. How telephone 047 works The telephone number 047 is intended to access accurate information related to housing. Come on, if you have any questions related to legal or technical aspects of the home, you can call and ask about your rights and obligations. In this number you can make inquiries about topics such as rentals, sales or problems of coexistence with neighbors. You may also ask about urban leases, horizontal property, eviction procedures, prevention mechanisms, social housing and situations of vulnerability or legal protection of tenants. This phone also offers legal advice and support against market abuses. If you believe that your rights are being violated, you can call for help. For this legal part, the Ministry has the collaboration of the General Council of Lawyers of Spain (CGAE), which brings together 83 professional associations promoting arbitration and mediation methods. The idea is that mediation can be done to avoid going to court unnecessarily when there are conflicts. There are three levels when answering calls. The first level of attention is for basic consultations on the first call, those that are about general issues regarding rights and obligations regarding rental, property and cohabitation. It is expected that the first level can resolve between 90 and 95% of calls. There will also be a level for more specific and less general questions, such as those about specific cases or specialized areas. And there will also be a level to help with legal support or legal advice related to conflicts regarding housing. This advice and advice will be extrajudicial, meaning it will not be helped if the conflict is already judicialized. This number will be available to all Spanish users, regardless of the telecommunications company we have contracted. We will simply have to dial 047 without any type of prefix or anything else, and you will be put in contact with the helpline. Initially this service will have 25 people of different profiles and levelswho are the ones who will answer the calls. Among them there will be lawyers and personnel with specific training in housing matters.

There is an acute shortage of housing supply in Spain. So the convents of Toledo have seen an opportunity

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Toledo has had an idea to reinforce the meager housing supply in its historic center. In the city there is the curious contradiction that there is demand for flats for rent while around 150 buildings of the monumental area (both public and private) remain closed and without tenants, so… Why not solve both problems at once? With that philosophy as a backdrop, two convents in Toledo are preparing to become landlords and allocate part of their buildings to rent. The historic center sees its housing offer expand (although still timidly) and in the process the religious orders obtain a new source of income. Quite a ‘win-win’. What has happened? That in Toledo they want to kill several birds with one stone. For some time now, its historic center has faced three challenges that, although at first glance they seem to have little to do with each other, are directly related. The first is the shortage of residential rentals. In Idealista, just over a few are announced right now. 50 apartments for lease and many of them do so as seasonal rentals. For long stays the offer is only 33. The second challenge is represented by abandoned buildings. Last year, the Consortium of the City of Toledo did the math and found that in that same area of ​​the Castilian-La Mancha capital, 150 buildings unused, some in ruins. The third challenge is not so much the city itself but the religious orders that live there: How to achieve income in the 21st century? Where to get money to pay bills or unforeseen events such as repairing the roof of the Discalced Carmelites convent, sunk during a DANA in 2023? Connecting the dots. The Toledo Consortium has come to the conclusion that these three challenges can be connected and has had an idea: to renovate wasted spaces in convents in the city to convert them into homes. And not just any type of housing. Their objective is to move them to the long-term rental market, the one that has the most difficulties in the historic center and more pressured It is seen through tourism. For that purpose, in November The organization gave the green light to the tender for the renovation of two properties: one located in the convent of the Discalced Carmelites and the other in the Immaculate Conception (Nasturtiums). Between them there will be four homes. “New opportunities”. The objective, explains the manager of the Consortium, Jesús Corroto, is to advance in the recovery of the disused heritage of the historic center and in the process generate “new residential opportunities”, especially for young people. The idea is to rehabilitate a building attached to the Discalced Carmelites convent with 131,000 euros to provide it with two new homes with a total constructed area of ​​130 m2. Investments will be made in the Capuchinas property. 130,000 euros to open two new residences in what was once the Priestly House, built at the end of the 16th century. In any case, the organization wants to go further and not stay in those four apartments. The SER chain indicates that it aspires to enable at least a dozen of housing and has already transferred more proposals to other convents. Whether they go ahead or not will basically depend on the budget and what the religious decide. After all, the buildings are private, non-segregable and considered BIC. The initiative would allow the creation between 20 and 30 housesto which other services can be added, such as parking. “Rental ethics”. In the case of the new homes set up in convents, a peculiar circumstance will occur: the Consortium is in charge of the works, but unlike what happens with other accommodation promoted by the Municipal Housing Company, its price will not be limited by a maximum limit. Since these are private properties, it is the religious who must decide what rents they charge to their future tenants, although Corroto already advances in The Country that a “rental ethic” will govern. What the organization he directs has done is put an inflexible condition on the friars and monks of Toledo: the new homes must be dedicated to residential rentals, not become tourist apartments, a business that has already attracted other religious of Spain who have seen the need to take advantage of their buildings. In Seville, for example, not long ago some cloistered nuns agreed to offer a part of their convent to tourists through Airbnb. The reason: selling candy is no longer enough to pay bills. Between 37 and 60 m2. In the case of Toledo, the objective is for the new homes to be available in about a year. To make it possible, the religious orders will assume part of the works and furniture. Once the project is completed, the city will have new apartments with a useful area of between 37 and 60 m2. The residences will have to comply with the regulations that govern the Historic Center of Toledo and will have between one and two rooms. Images | Suraya_M (Flickr) and Wikipedia (Antonio Velez) In Xataka | Toledo has had enough of the mass tourism that saturates the city center. His plan to change it: China

There is a Europe that is suffocating to pay for housing and another that lives in peace. And this map shows the differences

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Beyond the political ups and downs, corruption, unemployment, the war in Ukraine, or the (increasingly) convulsive scenario of international geopolitics, from time to time The CIS reminds us that there is a much more everyday problem that keeps us Spaniards up at night: access to housing. At the end of 2025 39.9% of those surveyed by the organization pointed out housing as “the main problem” facing the country. And it is normal if you take into account the mismatch between supply and demand, the pressure that carries out tourist rentals and (above all) the sharp rise in prices of recent years. Every time we talk about the residential market, however, the same question arises: beyond the exact cost of the square meter (m2), calculated by the General Council of Notaries, the executive or portals like IdealisticHow “unaffordable” is accommodation in Spain? What economic effort does it require from families? Is it more or less than what other European households must assume? Getting perspective Type of housing (in m2) available spending 40% of monthly income. ESPON, the program who is dedicated to studying cohesion of the EU, has published a series of maps that help answer these questions in a quick, direct and, above all, visual way. To prepare them, two parameters have been basically set: the prices of the real estate market for sales and rentals and the income data published by Eurostat. Everything divided by regions. By crossing them the organism has been able to carry out two calculations. The first is to estimate what type of housing (in m2) a person who allocates 40% of their income to this purpose can rent in each EU region. The second is what percentage of their rent that same tenant should dedicate if they wanted a 100 m2 house. Percentage of monthly income necessary to rent a 100 m2 home. ESPON does not stop there. He has also transferred those same questions to the buying and selling market residential. That is, what type of housing could a person willing to invest 40% of their annual income for an entire decade afford? And how many years would you have to endure that same budgetary effort if you wanted to buy a 100 m2 apartment? In both cases the maps are similar and they leave behind a series of conclusions, such as the profound differences that exist within the same country. “Regions containing and surrounding capital cities such as Paris, Berlin, Lisbon and Madrid tend to be less affordable compared to the rest of the nation. Additionally, coastal regions tend to be less affordable, which is also clearly seen in the Netherlands and Germany, Portugal, Spain and France.” Available housing (m2) investing 40% of the income for 10 years. Years necessary to buy a 100 m2 home investing 40% of the income. For example, while a Madrid resident willing to invest 40% of his annual income in housing would need between 20 and 25 years To pay for a 100 m2 house, a resident of the province of Teruel would need at most ten years of effort. In Barcelona it would need around 20-25 years while on the other side of the peninsula, in Pontevedra, between 15 and 20 years would be enough. The worst part in Spain is Malaga, the Balearic Islands and the Canary Islands, where ESPON calculates that on average a buyer would need to invest 40% of their annual income for more than three and a half decades. A very similar effort would have to be endured by the inhabitants of the Algarve, Setúbal, part of the Paris area, Monaco, Corsica or different points spread across Eastern Europe, where ESPON itself recognizes that “quite unaffordable” areas are concentrated. If we talk about the rental market, the panorama It’s not very different. A Madrid resident who would like to rent a 100 m2 apartment would need to dedicate (on average) between 80 and 90% of their income to it. The situation is worse in coastal points, such as Barcelona, ​​Huelva, Malaga and Eastern European regions. In the provinces of Zamora or Huesca they would be enough between 30 and 40%which is closer to the debt ceiling level than recommend assuming the experts. Images | Quique Olivar (Unsplash) and ESPON In Xataka | It is not a country for Spaniards: Madrid and Catalonia are losing national population while gaining foreign population

Tokyo was one of the few megalopolises that had kept housing prices in check. That’s over

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For years half the planet (and another half as well) viewed Tokyo with a mixture of admiration, curiosity and envy. While other metropolises were dealing with increasingly expensive housing, which was expelling the most humble families, the Japanese capital made headlines On the contrary: in 2023 there were who presented it in fact as “the last big city with affordable housing.” At least if we were talking about rents. And that was the most populated city of the planet. There is signs that that is changing. Tokyo’ the affordable‘. Binyamin Appelbaum, columnist for The New York Times, I told it very well in 2023: while a couple on the minimum wage was unable to pay the rent for a two-bedroom apartment anywhere in the New York area, another Japanese couple with the same conditions (full-time work and the legal minimum wage) could afford equivalent housing in at least half a dozen districts of Tokyo. The Japanese capital was a benchmark, the example of rentals within reach of any pocket. “The last big city with affordable housing”, titled at full blast around those same dates the Australian newspaper Financial Review. Tokyo vs Manhattan. The data confirms that Appelbaum was not wrong. Although living in Tokyo is far from cheap, in 2023 the city had a residential offer large and diverse enough to not suffocate its residents. Even the most humble. In 2024 Michael Amerson, analyst at the US Department of Housing, explained that renting a one-bedroom apartment in central Tokyo cost around 80,000 yen, about $500. Other sources speak of between 630 and 1,580 dollars per month, but even those figures are far from the 4,000 that is asked for a home of the same type in Manhattan. “Unlike other metropolitan areas around the world, Tokyo has avoided a housing crisis. Residents can enjoy a vibrant urban lifestyle without having to shoulder the financial burden that residents of many other large cities bear,” pointed out Amerson. The reason? To a large extent Tokyo real estate culture. Unlike what happens in other metropolises, the Japanese capital has “an accelerated cycle of housing demolition and reconstruction,” which makes it easier to adapt to the needs of the market. But… And why is that? “People treat houses like cars,” Appelbaum joked in 2023. New construction is prioritized to such an extent that its weight in the market far exceeds that of other cities. Between 2013 and 2018, new housing represented 86% of sales in Japan, while in the US that percentage is usually around 15%. Unlike what happens in other cities that prioritize the conservation of their old buildings or pamper their historic districts, something different takes precedence in Tokyo: urban renewal. It is not just a question of the market or urban regulation. That way of thinking connects with his planning style and the history of a region forced to deal with natural disasters who has also seen how fire and the bombs They affected part of his assets. Added to this are regulatory issues that facilitate the progress of the works and their commitment to tall buildings, homes that are often small by European standards and with few green areas. Signs of change. In recent months, however, some media outlets have stopped talking about the virtues of the Tokyo model to become a question: “Is it still affordable to live there?” That is the doubt that I left bouncing in September The Japan Times in a article in which he confirms that (at least if we talk about the buying and selling market) the city is no longer within reach of any pocket. Tokyoites have encountered a price increase that affects both new housing and second-hand properties. And the latter usually wake up little interest among buyers. a study from the Tokyo Kantei company shows that it is no longer strange that the average price of a used apartment of 80 square meters exceeds 100 million yen, around 540,000 euros, with year-on-year increases that are even above 30%. Are there more indicators? Yes. They are just that, indicators, but at a minimum break the rhetoric that has surrounded the Tokyo real estate market until now. There are studies that speak of year-on-year price increases of 9% or even more than 60% if the focus is expanded and the data from 2021 and 2025 are compared. Prices are also growing in the metropolitan area (although to a lesser extent) and seem to be also affecting the rental market residential. In practice, this means that a family that a few years ago could acquire Quietly, a modern three-bedroom, 70 m2 apartment near the center of Tokyo for just over $400,000 is now forced to look at real estate agencies in other areas. And it doesn’t seem like that’s going to change. The latest data from Tokyo Kantei show that the price of a 70 m2 second-hand apartment is around 114 million yen, 34% more than in 2025. And what is the reason? Better to talk about “reasons”, in the plural. The analysts who have been launched To speculate on the reasons for the price increase, they point to the increase in material and labor costs, the influence of the pandemic on buyers’ tastes (they are now looking for houses with more rooms), the effect of historically low interest rates or simply the increase in demand for housing in Tokyo. While the rest of the country loses population, the capital remains more or less stable either even win residents. Exploring the market. There is another factor that helps understand Tokyo’s price rise, one that also has slipped in in it political debate: home purchases by foreigners, including those for speculative purposes. The weakness of the yen, the fact that Japanese real estate was more affordable than that of other countries and the lack of restrictions on foreign purchases has attracted the interest of investors of other nationalities, which has in turn been felt in the price per m2. The data are certainly eloquent. In … Read more

The housing crisis in the Pyrenees opens the debate on the limits of camping

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“I am a temporary worker and I come to work in the Tena Valley. The rents are 800 euros and I am not going to share a flat. I prefer to live in the van with my cat (…) I don’t understand why they focus on me when I don’t break the regulations.” The words are those of an indignant woman. One to which the Civil Guard demands movement when it understands that it is camping illegally. One that, if what is said in the video is true, is completely right and the regulations are on its side. What happened? The video is brought to X by a user of the social network and in it you see a woman who, between irony and indignation, explains that she works as a seasonal worker in the Tena Valley (Huesca), that she lives in her van and that the Civil Guard is asking her to leave because, supposedly, she is camping. The video shows the conversation between the woman and one of the agents. He defends that “it’s been going on for a month and a half now” and that “that can be considered camping.” She, for her part, alleges that she does not take any items outside and that she also moves, which the agent also acknowledges. “Rents are 800 euros”. In her video, the protagonist points out that the cost of housing is very high in the Tena Valley and that she does not want to share a flat. “I prefer to live in the van with my cat,” he emphasizes. The truth is that this enclave right next to the Pyrenees is very tense. In fact, it was only a few months ago that he was born. Decent Housing Viello Aragón in defense of access to housing in this Aragonese area. They point out that the area is full of tourists. The problem is not just a matter of underused second homes. The group points out that the European funds dedicated to sustainable tourism are causing the attraction of more and more visitors with the conversion into apartments and houses as rural complexes, which worsens the conflict. They defend that it should be stopped the delivery of new licenses for tourist use, they propose the creation of a public housing pool, declaring the region as a stressed area in order to control prices and punish the owners of more than four residential properties who have empty homes. The final objective is to facilitate access to housing and so that the economy can diversify so as not to live solely on tourism. Yes, the law is on your side (sort of). The truth is that if the author of the video complies with what she says, the law is on her side. As explained by the colleagues of Motorpassionthere are no regulations that specify a maximum time in which a person can spend the night in their car. Because camping in a place not authorized for it is illegal but spending the night is allowed. The PROT Instruction 2023/14 It is the one that collects these differences. It states that “parking is not camping” as long as: That the vehicle, with the engine stopped, is only in contact with the ground through the wheels (stabilizing legs or any other device is not used, except for chocks, provided for by the General Traffic Regulations). That the vehicle does not occupy more surface area than what it occupies when closed, that is, without the deployment of projectable elements, chairs, tables, etc., elements that can invade a surface larger than that delimited by the perimeter of the vehicle, understood as the plan projection of the same. That the vehicle does not emit any type of fluids or noises to the outside. One but. And then, the instruction also states the following: All of the above will be understood without prejudice to the powers of the town councils, through their municipal regulations, to limit or regulate, without discrimination based on the type of vehicle, the stopping and parking points under criteria of physical organization of traffic, commerce or environmental criteria, or with the purpose of favoring the arrival of this type of motorhome tourism, establishing for this purpose, parking zones or areas or, where appropriate, camping. Likewise, the regional regulations that have been approved or could be approved for the purpose of tourism promotion in the national territory will be taken into account. to promote a new type of accommodation that in any case will coexist with the full application of national legislation on traffic and road safety and especially the regulations relating to stopping and parking maneuvers. The matter here is a little more delicate because the video does not explain the situation regarding any of these concepts. What the instruction makes clear is that the City Council can delimit where a motorhome can park. In the images it appears that the van is located on the outskirts of a town but it is not clear whether or not the vehicle may be parked there, specifically. Without knowing the municipality, we also do not know if the town’s mobility ordinance imposes a maximum parking time. In the case of not wanting to park in the town, the situation is more delicate. In this case, regional regulations require you to spend the night in an area expressly authorized for this purpose since the Tena Valley is a protected environmental space. What do we get clear? In a municipality, a person can spend the night without any problem in their car or caravan as long as the vehicle is parked correctly and they do not take belongings and objects outside (from chairs to awnings). In that case, the driver is considered to be camping and this can only be done in an area authorized for this. Therefore, living inside a van and making life in it is not illegal as long as no noise or fluids are generated that are emitted to the outside. … Read more

For years, foreigners who wanted sun and beach bought a house in Spain. Now they are looking for something else: luxury housing

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The real estate market emits signals which show that foreigners have won a relevant weight in the sale and purchase of luxury homes, which leads us to think about changes in the profile of the international buyer. Spain is no longer just a destination for families or couples from other countries interested in getting a small apartment for their vacation in search of sun and beach. It also receives wealthy people who want settle herein the cities, and is able to pay for his house out of pocket. The data are certainly suggestive. “First level destination”. I warned him recently in an interview with Idealista Paloma Pérez Bravo, CEO of Residencial de Lucas Fox, a platform specialized in the premium market: “Spain has gone from being a sun and beach getaway to a top-level luxury destination.” From your experiencethe country “has stopped being the home of the sun and has become the home of investment. People want more first homes than second homes because they are moving to Spain.” It’s not the only change he appreciates. Upon your signature, Bravo explains to SERdigital nomads are now arriving, entrepreneurs from America, English and American, also businessmen and investors who used to invest in the US and now find themselves with problems there due to Trump’s immigration policy. Is there data? Yes, although they come mainly from companies, so they must be handled with some caution. In your report On market forecasts for 2026, Lucas Fox reveals for example that 62% of buyers Those who close transactions worth more than 2.5 million euros are foreigners, more than 60% of ultra-luxury sales are signed without the need for financing and a good part of the acquisitions are made in search of a “main residence”, not to convert the property into a vacation home or as an investment. Looking ahead to next year, the company also expects that activity in the segments prime and super prime grow 3-6% and 6-10% respectively and leaves behind a fundamental idea that tells us about the profile of those clients who purchase the most expensive houses: “The international buyer is already the majority.” Specifically, the weight of Europeans stands out, followed by Americans and British. Other percentage: 92%. Lucas Fox is not the first to warn of the frequency with which foreign accents are heard in real estate agencies specializing in the premium market. A few months ago Barnes claimed that 92% of buyers from the Spanish luxury market were already foreigners. Of them, around half (49%) were also investors from outside the EU, with a notable presence especially of Mexicans, Colombians, Venezuelans, Russians, Chinese and Arabs. The community members They accounted for 43% while the Spanish, according to the real estate agency, were left with a meager 8% of the total. Are there more clues? The answer is once again affirmative. Another company that shared data recently is LuxuryEstatea premium housing portal that confirms that searches by international buyers interested in the Spanish market already represent a substantial part of its traffic. Above all, the demand for information from european countries such as Germany, France, Italy, Belgium or the Netherlands and the interest aroused by the premium segment of Catalonia, the Balearic Islands, Madrid or the Valencian Community. Other regions, such as the Canary Islands and the Basque Country, also seem to be emerging. A consolidated destination. LuxuryEstate confirm in fact that ours “is no longer just an aspirational destination, but a highly competitive market.” The comment is in line with what it points out to Lucas Fox or even CaixaBank Research, which in a recent analysis Regarding the changes in the profile of the resident foreigner who acquires housing in Spain, he warns: “Spain has established itself as one of the most attractive destinations for luxury investment in Europe.” Different buyers. In the same reportCaixaBank recalls that the demand for housing by foreigners has grown in recent years, first after the pandemic and then thanks to the improvement in financing. It also clarifies that there are differences between resident foreigners and those who do not live here and are mainly looking for houses for their vacations or as an investment. On average, the former (residents) paid around €1,795/m2 in 2024 and the latter (non-residents) €3,063/m2. These are values ​​significantly higher than those recorded by national buyers, which moved at 1,713. However, the last balance of Property Registrars shows that foreign demand for housing has reduced in the third quarter of the year, representing 13.6% of the total. The percentage reflects the entire market, not just the luxury segment, although there are those who warn that the latter is not immune to the shortage of supply, which among other issues affects its prices. Images | DaYsO (Unsplash) In Xataka | After Catalonia, there is another autonomous community considering prohibiting buying a home to invest: Canary Islands

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