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NIAS Europe Studies
The European Housing Crisis: A Background
Advik S Mohan
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A key issue across Europe in the past few years has been the growing scarcity of cheap and available housing. Approximately 70 per cent of residents in the EU own their homes, while the remainder of the population rents their homes. A report by Eurostat in 2023 showed property prices across the EU had increased by 47 per cent and rents had risen by an average of 18 per cent between 2010 and 2022. This led to the decline of house ownership across the EU. Eurostat also found that 10.4 per cent of the EU urban population living in a household was affected by housing cost overburden and 6.2 per cent in the case of rural areas. As of 2022, 90 per cent of the population lived in their own houses in eight out of 36 countries.
Where is it happening?
The severity of the crisis differs across the EU. Estonia witnessed a 192 per cent increase in housing prices between 2010 and 2022, while Italy saw a decline in prices. Another example is, Germany and Switzerland; the percentage of individuals living as tenants in their house was 53.5 per cent and 57.5 per cent. While in countries like Austria, Turkiye, France, Denmark, Sweden, and the UK, the rate of residents living in their own houses was below 70 per cent.
In the Balkans, there is a higher rate of ownership. Over 95 per cent of residents own their homes in Albania, Romania, and North Macedonia. However, the percentage of housing is not enough, since the housing quality matters as well. The average number of rooms in the EU was 1.6 in 2022. Malta fared the best by this indicator; with 2.3 rooms per person. Countries like Luxembourg, Norway, Ireland, Belgium, and the UK also fared well; with rates of 2.0 rooms or more per person. On the other hand, the Balkan states had lower rates. The high homeownership rates in the Balkans do not correspond with the availability of rooms.
Montenegro and Albania had a rate of only 0.9 rooms per person. According to Eurostat, 61.6 per cent and 58 per cent of the population in Montenegro and Albania lived in overcrowded homes. Romania, Latvia, North Macedonia and Serbia also had rates of over 40 per cent of their population living in overcrowded houses. Cyprus, Malta and the Netherlands had the lowest overcrowding rates with 2.2, 2.8, and 2.9 per cent respectively. According to Eurostat, over 20 per cent of households in Greece and Denmark spend more than 40 per cent of their disposable income on housing.
In 2023, data from ratings agency Fitch showed housing prices had fallen or remained constant. Prices fell by two per cent in both the UK and France; five per cent in Germany, and rose slightly by two to three per cent in Italy and Spain. The housing crisis is also observed to have a dire social impact across Europe; primarily impacting the youth. For instance, 55 per cent of residents born between 1977 and 1986 in Portugal owned a home by 25 (Age). However, those born after 1997, were 25 per cent only. House prices have increased by 8.7 per cent over the past decade. Similarly, rents in Turkiye increased by 121 per cent between 2022 and 2023. Even Luxembourg with a high per capita income witnessed young residents failing to buy homes (Average house costs EUR 1.5 million). The Federal Statistics Office of Germany estimated one in five German households were spending at least two-fifths of their income on rent. It is also estimated that it is short of over 800,000 apartments. In the Netherlands, the average home costs EUR 452,000. Similarly, the average rent of a flat in London stands at nearly EUR 2,500 per month, while renting a studio apartment in Paris now takes six months.
Why is the crisis happening?
First, the current crisis is the result of decades of flawed policies. Over the past few decades, Europe has witnessed rapid urbanisation. 72 per cent of the EU population now lives in urban areas, with the percentage in countries like Italy and the UK exceeding 80 per cent. The rapid pace has made it difficult for national governments to build enough homes. At the same time, construction costs have also rapidly increased. This made it difficult for the middle class to access housing.
Second, government policies are designed to benefit the prosperous sections of society. An example of this is how in 2010, the Government of the Netherlands abolished the Ministry of Housing and Planning and allowed housing corporation stock to be bought by investors. As a result, a quarter of homes in the big cities of the Netherlands are owned by foreign investors. Similarly, countries like Greece and the UK have rental schemes wherein landlords and private investors benefit more from the housing system. An example of this is the benefits provided by the UK Government for Russian businessmen, who bought up property in London as second homes.
Third, attempts to reform have been challenged by local institutions. An example of this is the refusal of local governments to implement housing price controls in Spain, despite the Government of Spain passing a law decreeing that. This state of affairs means houses are inaccessible for most of the youth and middle classes, while the rich benefit more.
Some have blamed large-scale immigration to Europe; such as from the Middle East and Ukraine for the crisis. However, there is no evidence that immigrants are responsible for the shortage of housing in Europe.
Fourth, immigrants and asylum seekers face more difficulty in finding adequate housing. Surveys in France, Spain, Germany, and the Netherlands have found discrimination by landlords against house-seekers of an ethnic background, or with a foreign-sounding name. Despite this, right-wing populist parties like the PVV in the Netherlands, the AfD in Germany, and Reform in the UK have blamed immigrants for the crisis. However, the real problem lies with the existing housing systems across nations which benefit the elite sections more.
Fifth, the Austrian housing model as a prospective solution. To tackle the crisis social housing can be made more accessible and affordable for the majority of the population. The Austrian capital of Vienna offers a potential model to follow. Vienna provides both public housing owned by the local government, as well as rent-controlled housing run by housing associations. Moreover, the middle class is not excluded from housing, since 75 per cent of the population qualifies for governmental guidelines for owning a house. Additionally, the city has restricted private investment and rentals into housing, keeping rent prices low. The example of Vienna could help European nations in solving their housing crisis.
References
Servet Yanatma, “Housing in Europe: Where do people rent more than they buy?,” Euro News, 13 May 2024
Eric Albert, Sandrine Morel, Marina Rafenberg, Cecile Boutelet, Anne-Francoise Hivert, Jean-Pierre Stroobants and Allan Kaval, “Why Europe’s housing crisis is taking hold,” Le Monde, 14 March 2024
Jon Henley, “Higher costs and cramped conditions: the impact of Europe’s housing crisis,” The Guardian, 06 May 2024
Joanna Adhem, “Europe’s housing crisis: Portugal, Turkey and Luxembourg struggle to find solutions,” Euro News, 10 October 2023
Annabelle Quince and Nick Baker, “Vienna has created an equitable and affordable housing market. Here’s how,” ABC News, 04 August 2023
Jon Henley, “Everything’s just… on hold’: the Netherlands’ next-level housing crisis,” The Guardian, 06 May 2024
Paulo Pena, “Europe’s governments inflate housing prices with huge tax privileges for real estate,” Investigate Europe, 08 December 2022
Ashifa Kassam, “ ‘Double punishment’: the racial discrimination in Europe’s rental housing market,” The Guardian, 08 May 2024
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Avishka Ashok
The Taiwan Strait: Political and military assertions
Anu Maria Joseph
Ethiopia: Uncertainties despite ceasefire
Apoorva Sudhakar
Tunisia: The end of the Jasmine Revolution
Rashmi BR
Iraq: Deadlock and breakthrough
Kaviyadharshini A
Iran: Anti-government protests
Chrishari de Alwis Gunasekare
Sri Lanka: Political and Economic Crises
Aparupa Bhattacherjee
Myanmar: The coup and after
NIAS Africa Team
The US-Africa Leaders Summit
IPRI Team
Workers strike in the UK
NIAS Africa Team
IN FOCUS | End of Operation Barkhane
NIAS Africa Team
IN FOCUS | The ceasefire in Ethiopia
IPRI Team
Drone attacks in Russia
Vignesh Ram | Assistant Professor | Manipal Academy of Higher Education, Manipal
Malaysia’s recent Elections: More questions than answers
Vignesh Ram
Anwar Ibrahim: Malaysia's new Prime Minister
Harini Madhusudan, Rishma Banerjee, Padmashree Anandhan, Ashwin Immanuel Dhanabalan, and Avishka Ashok
What next for Russia, Ukraine, Europe, South Asia & India, and China
Padmashree Anandhan and Rishma Banerjee
UNGA 77: Who said what from Europe?
Rashmi BR and Akriti Sharma
COP27: Ten key takeaways
Rashmi Ramesh
Ice Melt in Alps in Europe: Three impacts
Rishma Banerjee
Tracing Europe's droughts
Padmashree Anandhan
Major causes behind Europe’s continuing heatwaves
Emmanuel Selva Royan
100 days of the Ukraine war: US Responses in the war
Padmashree Anandhan
100 days of the Ukraine war: What next for Europe?
Ashwin Immanuel Dhanabalan
100 days of the Ukraine war: More loss than gain for Russia
NIAS Africa Team
IN FOCUS | Challenges to peace in Eastern Congo
Avishka Ashok | Research Associate | National Institute of Advanced Studies
20th Party Congress of the Communist Party of China: Major takaways
Angelin Archana | Assistant Professor, Women’s Christian College, Chennai
China's response to the Ukraine crisis: Shaped by its relationship with Russia and EU under the US Shadow
Shreya Upadhyay | Assistant Professor, Christ (Deemed to be University), Bangalore
Transatlantic Ties in the Wake of Ukraine-Russia War
Uma Purushothaman | Assistant Professor, Central University of Kerala, Kerala
Ukraine and beyond: The US Strategies towards Russia
Debangana Chatterjee | Assistant Professor, JAIN (Deemed-to-be University), Bangalore
Lessons from Ukraine War: Effectiveness of Sanctions
Himani Pant | Research Fellow, ICWA, Delhi
Ukraine and beyond: What next for Russia and Europe?
Sethuraman Nadarajan
Israel-Lebanon Maritime Border Deal
Avishka Ashok
G20 Summit: Four takeaways from Bali
NIAS Africa Team
China-Africa relations: Looking back and looking ahead
NIAS Africa Team
IN FOCUS | Chad's political crisis
Sourina Bej
Elections in Sweden
Padmashree Anandhan
Italy's far-right wins 2022 elections
Padmashree Anandhan
Putin’s address in the Valdai Discussion: Six takeaways
Devjyoti Saha
Solomon Islands’ China card: Three reasons why
NIAS Africa Team
Floods in West Africa: Nigeria and beyond
NIAS Africa Team
IN FOCUS | Famine in Somalia
NIAS Africa Team
IN FOCUS | Kenya Elections 2022
IPRI Team
Protests in Iran
IPRI Team
Clashes between Armenia-Azerbaijan
Padmashree Anandhan
Queen Elizabeth: End of an era
Padmashree Anandhan
Russia and Eastern Economic Forum 2022: A sturdy Far East
NIAS Africa Team
IN FOCUS | The reinvention of Al Shabab
NIAS Africa Team
IN FOCUS | Lavrov's visit to Africa
NIAS Africa Team
IN FOCUS | Macron's visit to Africa
GP Team
Floods and Emergency in Pakistan
IPRI Team