Political strategies to tackle the housing crisis

#Introduction

"This is not just a housing crisis. It is a social crisis."^[1]

With these words, European Commission President Ursula von der Leyen addressed the European Parliament in September 2025—a moment marking a decisive shift in how Europe's political institutions are responding to the housing emergency detailed in the preceding chapter (see Unpacking Europe's Housing Crisis). After decades of treating housing as primarily a national concern outside EU competence, political leaders at every level of governance are now mobilising to address a crisis that threatens social cohesion, economic competitiveness, and democratic legitimacy across the continent.

Yet Europe has faced housing crises before, and has overcome them through determined political action. The post-war decades saw governments across the continent construct millions of affordable homes, creating housing systems that provided security and stability for generations. Understanding how those systems were built—and how they were subsequently dismantled—is essential for charting a path forward.

This chapter examines the political strategies that governments at EU, national, and city levels are deploying to address the current housing crisis. It begins by exploring the fundamental conceptual tension between understanding housing as a human right versus treating it as an asset class. It then traces the historical evolution of European housing policy, from post-war construction programmes through the privatisation wave that began in the 1980s. Subsequent sections analyse current housing models across Europe, before examining strategies at EU, national, and city levels. Throughout, the chapter highlights exemplary "lighthouse" policies—from Finland's Housing First approach to Vienna's century-long social housing tradition—that demonstrate what ambitious, sustained political commitment can achieve.

#The Conceptual Framework: Housing as Right or Asset?

#Housing as a Human Right

The idea that adequate housing constitutes a fundamental human right has deep roots in international and European law. Article 25 of the Universal Declaration of Human Rights (1948) established that "everyone has the right to a standard of living adequate for the health and well-being of himself and of his family, including food, clothing, housing and medical care."^[2] The European Social Charter (1961, revised 1996) further codified housing rights, obligating signatory states to promote access to adequate housing and prevent homelessness.

More recently, the European Pillar of Social Rights, proclaimed in 2017 by the European Parliament, Council, and Commission, declares in Principle 19 that "access to social housing or housing assistance of good quality shall be provided for those in need" and that "vulnerable people have the right to appropriate assistance and protection against forced eviction."^[2] This principle was reinforced at the 2021 Porto Social Summit, where EU leaders committed to reducing the number of people at risk of poverty or social exclusion by at least 15 million by 2030—including at least 5 million children.[12]

The rights-based framing positions housing as essential infrastructure for human dignity and social participation. Without stable, affordable housing, individuals cannot fully access education, employment, healthcare, or civic life. From this perspective, governments bear a positive obligation not merely to refrain from interference but to actively ensure housing access through policy intervention, public investment, and market regulation.

#The Asset Paradigm

Yet over the past four decades, a fundamentally different understanding has come to dominate housing policy across much of Europe. This "asset paradigm" treats housing primarily as a vehicle for wealth accumulation—a commodity to be bought, sold, and traded in markets, whose value appreciation benefits individual owners and investors.^[2]

The shift towards this paradigm accelerated from the 1980s onwards, driven by several interrelated developments. Neoliberal economic policies promoted homeownership as a pathway to individual wealth and reduced state dependence. Financial deregulation enabled the expansion of mortgage markets, making housing an increasingly important component of household wealth portfolios. The privatisation of social housing transferred millions of units from public to private ownership. And the retreat of the state from direct housing provision created space for private developers and, increasingly, institutional investors.^[3]

The consequences of this paradigm shift are now evident. As the European Council research paper "One Roof, Many Realities" observes, housing has become "increasingly inaccessible to a growing number of Europeans, not only low- and middle-income households but also young people, single-parent families, and essential workers such as nurses and teachers."^[2] The financialisation of housing—its transformation into an asset class attractive to institutional investors—has introduced new dynamics that prioritise returns over affordability.

Recent academic research confirms that housing now functions as "an engine of inequality" in European societies.^[15] A 2025 study in the International Journal of Housing Policy found that the top 10% of households hold between 39-53% of total net housing wealth across major European economies, while the bottom half often owns nothing or carries net mortgage debt.^[15] The authors argue that "it is the relationship to assets rather than employment that operates as the key decider and distributor of life chances"—a fundamental shift from the post-war era when labour market position primarily determined economic outcomes.^[15]

#The Political Stakes

The tension between these two framings is not merely academic; it shapes every dimension of housing policy. If housing is primarily a right, then market failures that leave citizens without adequate shelter demand government intervention. If housing is primarily an asset, then rising prices represent wealth creation for owners, and intervention risks distorting markets and reducing investment.

As von der Leyen noted in her 2025 State of the Union address, when housing costs consume such a large share of household budgets, "it is not just about housing. It is about the future of our middle class. It is about the dreams of our young people. It is about the cohesion of our societies."^[1] The housing crisis thus becomes a broader crisis of social solidarity—and, increasingly, a political flashpoint that populist movements have proven adept at exploiting.^[4]

#Historical Context: How Europe Built—and Sold—Its Housing

#Post-War Reconstruction and the Social Housing Era

The aftermath of the Second World War presented Europe with a housing crisis of unprecedented scale. Bombing campaigns had destroyed millions of homes across the continent; returning soldiers and baby boom demographics created acute demand; and economic recovery depended on providing workers with stable accommodation near industrial centres.

Governments responded with ambitious construction programmes that fundamentally shaped housing systems for generations. In the United Kingdom, the post-war Labour government built over one million council homes between 1945 and 1951, establishing social housing as a mainstream tenure accessible to working- and middle-class households alike. France launched its habitations à loyer modéré (HLM) programme, constructing vast housing estates in the banlieues surrounding major cities. West Germany rebuilt through a combination of social housing construction and generous tax incentives for private provision. The Netherlands expanded its already substantial social housing sector, which would eventually house over 30% of the population.^[3]

Perhaps most remarkably, Vienna—despite finding itself on the edge of the Iron Curtain—continued and expanded its "Red Vienna" tradition of municipal housing that had begun in the 1920s. The city invested continuously in new construction and maintenance, ensuring that social housing remained a desirable, well-maintained option rather than a residualised tenure of last resort.^[5]

These programmes shared several common features: substantial public investment, often through dedicated housing ministries or agencies; below-market financing enabled by government guarantees or direct lending; and a conception of social housing as serving broad segments of the population rather than only the poorest households.

#The Privatisation Turn

Beginning in the 1980s, this post-war consensus began to unravel. The most dramatic example came in the United Kingdom, where Margaret Thatcher's government introduced the Right to Buy scheme in 1980, enabling council tenants to purchase their homes at substantial discounts. Over the following decades, approximately two million council homes were sold—often the most desirable properties in the most sought-after locations. Crucially, revenues were not reinvested in replacement housing, leading to a structural depletion of the social housing stock.^[3]

The British example influenced policy across Europe, though the pace and extent of privatisation varied considerably. Sweden sold portions of its municipal housing stock and opened the sector to private provision. Germany transferred substantial portfolios to private investors, including international private equity firms, in the early 2000s. Ireland experienced rapid growth in owner-occupation and private rental at the expense of local authority housing. Even the Netherlands, with its historically strong social sector, faced pressure to reduce the role of housing associations.^[3]

Central and Eastern European countries underwent particularly rapid transformation following the end of communism in 1989. Massive privatisation programmes transferred formerly state-owned housing to individual owners, often at below-market prices. While this created a generation of homeowners, it also left behind inadequate provision for those who could not access ownership and created persistent challenges around building maintenance and management in privatised multi-family blocks.

#The Legacy

The cumulative effect of these trends has been a fundamental restructuring of European housing systems. Social and public housing, which once provided a genuine alternative to market provision for substantial portions of the population, has in many countries become a residualised tenure serving primarily the poorest and most vulnerable households. Private rental markets, deregulated and increasingly dominated by institutional investors, have seen rents rise faster than incomes in most major cities. And homeownership, once presented as the pathway to security and wealth, has become increasingly inaccessible to younger generations facing high prices, stagnant wages, and demanding lending requirements.

Understanding this historical trajectory is essential for assessing current policy options. The housing crisis is not a natural phenomenon or an inevitable consequence of market forces—it is the result of deliberate policy choices made over decades. Different choices produced different outcomes: Vienna's continuous commitment to social housing investment stands in stark contrast to the British experience of privatisation and residualisation. The lesson is that political choices matter, and that the current trajectory can be changed through sustained political commitment.

#Current Housing Models Across Europe

#The European Housing Landscape

Housing systems across Europe display remarkable diversity, shaped by distinct historical trajectories, political traditions, and welfare state configurations. Scholars typically classify European housing systems into several broad clusters, though reality is often more complex than typologies suggest.^[2]

Social-democratic systems (Scandinavia, Netherlands) historically featured large public or non-profit housing sectors, universal access rather than means-testing, and strong tenant protections. These systems have faced erosion in recent decades but retain significant social housing stocks—the Netherlands maintains over 30% of housing in the social sector.

Corporatist systems (Germany, Austria, France) combine social rental housing with strong cooperative traditions and regulated private rental markets. Germany's "cost rent" principle historically limited profits in social housing, while Austria's limited-profit housing associations (gemeinnützige Bauvereinigungen) continue to produce substantial quantities of affordable housing.

Liberal systems (United Kingdom, Ireland) emphasise homeownership and market provision, with social housing increasingly residualised to serve only those unable to access market options. Private rental sectors have grown substantially, often with limited regulation.

Mediterranean systems (Spain, Italy, Greece, Portugal) feature very high homeownership rates, often within extended family networks, with minimal social housing provision and small but growing private rental sectors.

Post-socialist systems (Central and Eastern Europe) underwent rapid privatisation after 1989, resulting in very high ownership rates but often poor housing quality, limited rental markets, and minimal social housing.

#Social and Public Housing Today

The share of social and public housing varies enormously across Europe. At the upper end, the Netherlands maintains approximately 29% of its housing stock in social rental housing, while Austria (particularly Vienna) achieves similar figures when combining municipal housing with limited-profit housing associations. Denmark and Sweden retain substantial social sectors of approximately 20-21%, though both have experienced erosion.^[2]

In contrast, Southern European countries typically have social housing shares below 5%—Spain at around 2%, Portugal at 2%, and Italy below 4%. Most Central and Eastern European countries fall into similar ranges, a legacy of post-communist privatisation. Germany, despite its corporatist tradition, has seen its social housing stock decline dramatically, from approximately four million units in 1990 to under one million today, as time-limited subsidy agreements expired and properties reverted to market rents.^[2]

The quality and character of social housing also varies significantly. Vienna's municipal housing (Gemeindebau) and limited-profit developments are architecturally distinguished, well-maintained, and socially mixed. In contrast, residualised social housing in some countries has become concentrated in peripheral locations, with high poverty rates and limited investment in maintenance.

#The Cooperative Alternative

Housing cooperatives represent a distinct tenure form that sits between public provision and individual ownership. Members hold shares that entitle them to occupy housing at cost-based rents; the cooperative owns the property collectively; and democratic governance gives residents control over their housing. Crucially, cooperative housing typically operates on a non-profit basis, with any surpluses reinvested in maintenance or new construction rather than distributed to shareholders or extracted by investors.

Across Europe, cooperatives house approximately 14 million people in 21 member states, representing roughly 8% of EU dwellings—though this figure masks enormous variation.^[2] In Switzerland, cooperatives provide approximately one-fifth of all housing in Zurich and have been central to the city's relative affordability compared to other major European centres. Sweden's cooperative sector (bostadsrätt) houses approximately 23% of the population. Germany counts over 2,000 housing cooperatives providing homes for 3.2 million residents. Norway and Denmark maintain significant cooperative traditions.^[3]

In other countries, cooperative housing remains marginal—below 2% in the UK, France, and most of Southern and Eastern Europe. Yet the cooperative model is attracting renewed interest as a potential solution to the affordability crisis, offering permanent affordability without ongoing public subsidy, democratic resident control, and protection against financialisation and speculation.

#EU-Level Strategies

#A Watershed Moment

Housing policy has traditionally fallen outside EU competence, with the Treaties reserving this domain to member states. The EU's role was limited to indirect influence through competition rules, state aid regulations, and funding programmes not specifically designed for housing. As the European Parliament's research service notes, "The EU has no direct power over housing policy, which remains a national and regional competence."^[2]

Yet the years 2024-2025 represent a potential watershed. For the first time, housing has entered the mainstream of EU political discourse, driven by recognition that the crisis affects virtually all member states and threatens broader EU objectives around social cohesion, labour mobility, and the green transition.

In September 2025, President von der Leyen announced in her State of the Union address the appointment of Dan Jørgensen as Europe's first-ever Commissioner for Energy and Housing. This unprecedented portfolio recognises the interconnections between housing affordability and energy costs—particularly pressing given that buildings account for approximately 40% of EU energy consumption and 36% of greenhouse gas emissions.^[1]

#Institutional Developments

The European Parliament has established a Special Committee on the Housing Crisis (HOUS), tasked with examining causes, impacts, and solutions. In September 2025, the committee conducted a mission to Vienna to study the city's social housing model, meeting with municipal officials, limited-profit housing associations, and resident representatives.^[5]

The Committee of the Regions and the European Economic and Social Committee have issued opinions calling for greater EU action on housing. Major city networks, including Eurocities, have advocated for EU support and regulatory flexibility to enable local housing initiatives.

#The European Affordable Housing Plan

The Commission has committed to presenting a comprehensive European Affordable Housing Plan by December 2025. While details remain under development, expected elements include:[6]

Revised State Aid Rules: Current competition rules limit the extent to which member states can support social and affordable housing construction without risking challenges under state aid law. The Commission is considering modifications to enable greater public investment, particularly for middle-income housing that falls outside narrow definitions of "social" housing serving only the most vulnerable.

Short-Term Rental Regulation: The growth of platforms like Airbnb has reduced available rental housing in tourist destinations and major cities. New EU regulations may require platforms to share data with authorities and enable cities to impose restrictions on short-term rentals.

Anti-Speculation Measures: The plan is expected to address the "financialisation" of housing by institutional investors, potentially through reporting requirements, taxation recommendations, or other measures to discourage speculative acquisition of residential property.[6]

Investment Mobilisation: The European Investment Bank has announced a new housing action plan, building on €2.8 billion invested in affordable housing in Vienna alone over the past 25 years. The Commission aims to leverage public funds to attract private investment into affordable housing production, including through guarantees, blended finance, and public-private partnerships.^[5]

#Limitations and Prospects

EU action faces inherent limitations given the subsidiarity principle and member state sovereignty over housing policy. The Commission cannot mandate construction targets, impose rent controls, or directly fund housing production in the way national governments can. Yet EU influence through regulation, funding conditions, and soft coordination may prove significant.

The first-ever EU Housing Summit, announced for 2025, will bring together member state ministers, city leaders, and stakeholders to coordinate approaches. While concrete outcomes remain uncertain, the symbolic importance of EU-level recognition should not be underestimated. As the Council research paper concludes, "The EU cannot solve the housing crisis alone, but it can create conditions that enable and support national and local solutions."^[2]

#National-Level Strategies

#A Typology of Approaches

National governments possess the most substantial policy levers for addressing housing affordability: they control taxation, regulate financial markets, set planning frameworks, and can mobilise resources for public investment. Current strategies across Europe can be grouped into several broad categories, though most countries pursue combinations of approaches.

#Supply-Side Measures

Many governments prioritise increasing housing supply, reasoning that scarcity drives prices upward. Measures include:

Planning Reform: Streamlining permit processes, reducing bureaucratic delays, and releasing land for development. The UK's various planning reforms, Germany's 2024 Building Turbo Act (Bauturbo), and French efforts to simplify construction approval exemplify this approach.

Construction Incentives: Tax benefits, subsidies, or below-market financing for developers who build housing meeting certain criteria (affordability, energy efficiency, location). Germany's reintroduced degressive depreciation for rental housing construction represents one example.

Public Land Policy: Using publicly owned land to support affordable housing, either through discounted sales to non-profit developers or long-term ground leases (Erbbaurecht in Germany, community land trusts in the UK). Vienna's strategic land banking has been central to its long-term affordability.^[5]

Direct Public Construction: Government-financed construction of social housing, either through public housing agencies or subsidised non-profit providers. Austria's limited-profit housing associations receive substantial public support and produce approximately 15,000 units annually.

Supply-side measures face limitations, however. Construction takes time; planning and building new housing typically requires 3-7 years from conception to completion. Market-rate construction may not produce affordable units absent subsidy or regulation. And in high-demand locations, new supply may be absorbed by high-income households or investors rather than those in greatest need.

#Demand-Side Interventions

Other strategies focus on supporting households' ability to afford available housing:

Housing Benefits: Direct subsidies to low-income tenants, enabling them to afford market-rate or social housing. France's Aide Personnalisée au Logement (APL), Germany's Wohngeld, and the UK's Housing Benefit represent major programmes. Critics note that without supply constraints, such subsidies may simply inflate rents, transferring public funds to landlords.

Rent Regulation: Controls on rent levels or increases, ranging from strict first-generation controls (now rare in Europe) to second-generation regulations limiting increases during tenancies or between tenants. Germany's Mietpreisbremse (rent brake), France's rent controls in designated "tense zones," and the Netherlands' rent points system exemplify contemporary approaches.

Tenant Protections: Security of tenure provisions, eviction restrictions, and requirements around lease terms. The Netherlands and Germany maintain relatively strong tenant protections, while other countries have moved towards more flexible arrangements.

Demand-side interventions generate intense debate. Economists frequently argue that rent controls reduce investment and housing quality while benefiting sitting tenants at the expense of those seeking housing. Proponents counter that unregulated markets fail to provide affordable housing and that controls, properly designed, can preserve affordability without catastrophic supply effects.

#Fiscal and Financial Instruments

Housing costs are heavily influenced by taxation and financial regulation:

Property Taxation: Recurrent property taxes can capture land value appreciation, potentially discouraging speculation and reducing acquisition costs. However, most European countries tax property lightly compared to income or consumption. Reform of property taxation is politically difficult given incumbent homeowners' influence.

Transaction Taxes: Transfer taxes on property sales can discourage speculation but also impede mobility. Some jurisdictions exempt first-time buyers or affordable housing providers.

Mortgage Regulation: Loan-to-value ratios, debt-to-income requirements, and interest rate regulation affect households' ability to access homeownership. Tighter requirements reduce financial risk but may exclude moderate-income households from ownership.

Investor Taxation: Some jurisdictions have introduced or strengthened taxes on investment properties, second homes, or corporate ownership of residential real estate to discourage institutional speculation.

#Exemplary National Policies

Several national policies merit attention as potential models:

Finland's Housing First: Finland stands as the only EU country to have substantially reduced homelessness in recent decades—indeed, it has eliminated long-term homelessness as conventionally measured. The "Housing First" approach, adopted nationally since 2008, provides permanent housing to homeless individuals without preconditions (such as sobriety or treatment compliance), combined with intensive support services. The number of long-term homeless people fell from approximately 2,900 in 2008 to under 900 by 2022—a reduction of nearly 70%.^[2]

The Finnish approach inverts traditional "staircase" models that require homeless individuals to progress through emergency shelters and transitional housing, demonstrating "housing readiness" before accessing permanent accommodation. Research demonstrates that Housing First produces better outcomes at comparable or lower cost than alternatives, as stable housing enables engagement with health, employment, and social services.^[2]

Austria's Limited-Profit Housing: Austria's system of limited-profit housing associations (gemeinnützige Bauvereinigungen) represents a distinctive model combining private provision with public-interest objectives. These entities operate under strict regulation: they may not earn more than limited returns, must reinvest surpluses in housing, and must charge cost-based rents. In return, they receive public loans, guarantees, and land at below-market rates. The sector produces approximately 15,000 units annually—a substantial share of national housing production—at rents averaging 20-25% below market levels.^[5]

Denmark's Non-Profit Housing: Denmark's almene boliger (non-profit housing) sector, comprising approximately 20% of the housing stock, operates through tenant-controlled associations with strict non-profit requirements.^[7] The housing associations are not run for profit, and two-thirds of the rent collected goes into a national building fund, which has been used since 1967 to finance new construction and refurbishment of existing stock.^[7] About 965,000 people—one-sixth of Denmark's population—live in social housing, with rents approximately 40% cheaper than market prices for publicly owned homes built after 2000.^[7] The model demonstrates that large-scale non-profit provision is compatible with high housing quality and resident satisfaction.

#City-Level Strategies

#The Urban Frontline

Cities face the most acute housing pressures—urban land values, migration and demographic growth, and concentrations of low-wage service employment combine to create affordability crises. Yet cities also possess significant policy tools and have proven creative laboratories for housing innovation.

#Vienna: A Century of Commitment

Vienna's housing model attracts international attention as perhaps Europe's most successful example of sustained affordable housing provision. Approximately 60% of the city's 1.9 million residents live in subsidised housing: 220,000 units in directly municipal-owned Gemeindebau and a further 200,000 in limited-profit housing association developments. An additional 15% of residents live in regulated private rentals. Altogether, approximately 75% of Viennese households have access to some form of subsidised or regulated housing.^[5]

The roots of this system lie in "Red Vienna"—the interwar socialist municipal government that undertook ambitious social housing construction between 1919 and 1934, building the celebrated Gemeindebauten that remain icons of working-class housing. Unlike many European cities, Vienna did not privatise this stock but continued investing in expansion and maintenance throughout the post-war decades.^[5]

Key elements of the Viennese approach include:

Continuous Public Investment: The city allocates approximately €600 million annually to housing subsidies, funded primarily through a dedicated housing contribution tax on employees and employers. This represents a genuine political choice to prioritise housing over other possible uses of public funds.

Strategic Land Management: Vienna maintains substantial public land holdings and pursues active land acquisition policies, enabling below-market provision to affordable housing developers and preventing speculative accumulation.

Income-Mixed Communities: Unlike residualised social housing elsewhere, Viennese social housing serves households across a broad income range—eligibility extends to approximately 75% of the population. This prevents stigmatisation and maintains political support from middle-class as well as lower-income residents.^[5]

Quality Standards: Publicly subsidised housing must meet demanding quality requirements, including high energy efficiency standards. Competition between limited-profit developers promotes architectural quality and innovation.

The European Investment Bank has invested €2.8 billion in affordable housing in Vienna over 25 years, demonstrating that public-interest housing can attract institutional finance when the policy framework provides stability and credibility.^[5]

#Barcelona: Rent Control and Beyond

Barcelona has emerged as a prominent testing ground for progressive housing policies, driven by activist pressure and political commitment. The city has pursued multiple strategies simultaneously:

Rent Control: Catalonia implemented rent controls in 2024 limiting increases to the reference price index. Early evidence suggests rents in regulated areas fell by approximately 5-7% compared to unregulated zones. However, the volume of new rental contracts dropped by 23%, raising concerns about supply effects.^[2]

Mandatory Affordable Housing: Barcelona requires developers to allocate 30% of units in new residential projects above 600 square metres to affordable housing—a policy introduced in 2018 that aimed to generate approximately 400 affordable units annually.[13] In practice, the policy has faced significant headwinds. A 2025 European Parliament mission to Barcelona found that only one-third of the homes needed are actually being built, with development timelines for social housing often spanning over a decade.^[16] Economic actors argued that legal instability and frequent policy changes have discouraged investment and reduced housing supply by over 30%.^[16] Despite these efforts, social housing still represents only approximately 2% of Barcelona's total housing stock—well below the European average of 9%.^[16] Between 2015 and 2022, the city invested over €150 million to acquire 43 buildings containing 938 apartments, and the public housing stock grew from 7,500 to over 11,500 units—yet this remains insufficient to meet demand in a city of 1.7 million residents.^[16]

Empty Housing Levies: The city has imposed fines on owners of persistently vacant properties, aiming to bring unused housing into the market.

Public Acquisition: Barcelona has established a public housing operator and begun acquiring properties for conversion to social housing, though at limited scale given budget constraints.

Barcelona's experience illustrates both the potential and limitations of municipal action. Cities can experiment with innovative policies but face constraints: they cannot control national taxation, mortgage regulation, or macroeconomic factors affecting housing demand. And local measures may simply displace problems to surrounding areas unless coordinated at metropolitan or regional scales.

#Other City Innovations

Amsterdam has implemented a 40-40-20 policy requiring new housing development to comprise 40% social housing, 40% "middle segment" (affordable market-rate), and only 20% free-market housing.[10] The city has also established a €50 million loan fund to support housing cooperatives.[10]

Berlin pursued a controversial five-year rent freeze (Mietendeckel) beginning in 2020, subsequently struck down by Germany's Constitutional Court in April 2021 as exceeding the city-state's competence.^[8] The experience demonstrated both strong political demand for rent regulation and the constraints of Germany's federal system. The city subsequently held a referendum in September 2021 in which 59.1% of voters supported expropriating large corporate landlords owning more than 3,000 apartments—a proposal that remains under discussion and would affect approximately 240,000 units.^[8]

Zurich demonstrates how dedicated political instruments can nurture a thriving cooperative housing sector. Approximately 18% of the city's housing stock is held by Genossenschaften (housing cooperatives), with rents averaging 45% below for-profit equivalents.^[7] The city's approach combines historical land policy with ongoing institutional support: during the first half of the 20th century, Zurich's government purchased land specifically for cooperative housing development and has continued supporting the model through reduced capital requirements.^[7] A housing crisis in the late 1990s prompted a revival of cooperatives, culminating in a 2011 referendum where voters committed to expanding nonprofit housing to one-third of all rental units by 2050.^[7] The city also established the PWG Foundation (Stiftung zur Erhaltung von preisgünstigen Wohn- und Gewerberäumen), providing endowment capital and annual budget support to preserve affordable residential and commercial spaces.^[11] This combination of municipal land provision, reduced financing requirements, voter-backed targets, and dedicated institutional support illustrates a comprehensive policy framework for cooperative housing expansion.

Paris operates an active social housing programme with approximately 21% of the city's housing in the social sector.^[9] The city uses pre-emption rights to acquire properties for social housing conversion and requires social housing minimums in new developments. Paris has also faced significant pressure from short-term rentals, with the number of tourist accommodations tripling from approximately 300,000 to 800,000 between 2016 and 2021, prompting stricter regulation.^[9]

#The Political Economy of Housing

#Why Housing Policy Is Difficult

Housing policy confronts fundamental political economy challenges that help explain why effective action often proves elusive:

Incumbent Interests: Existing homeowners benefit from rising property values—their primary asset appreciates, providing wealth that can be accessed through sale, equity release, or inheritance. Policies that reduce house prices threaten this constituency, which in most European democracies comprises a majority of voters. Politicians face strong incentives to avoid measures perceived as undermining house prices.

Concentrated Benefits, Diffuse Costs: The beneficiaries of the current system (homeowners, landlords, developers, financiers) are identifiable and organised. Those harmed (would-be buyers, tenants paying unaffordable rents, homeless individuals) are dispersed and often politically marginalised. This asymmetry favours policies that protect incumbent interests.

Time Horizons: Effective housing policy requires long-term commitment over decades—the payoff from construction initiated today will not materialise for years, while costs are immediate. Electoral cycles create pressures for short-term measures that may prove ineffective or counterproductive.

Complexity and Trade-offs: Housing policy involves genuine trade-offs. Rent controls may preserve affordability for existing tenants while deterring new investment. Supply subsidies may benefit developers without producing affordable units. These complexities create opportunities for motivated reasoning and policy paralysis.

#Housing and the Far Right

The housing crisis has become politically salient in ways that extend beyond traditional left-right divides. The far right has proven adept at linking housing frustrations to immigration, arguing that migrants compete with natives for scarce housing.^[4]

Academic research identifies a distinct "housing-as-patrimony" ideology among radical right parties, which reframes homeownership "not primarily as an economic asset but as a moral and intergenerational resource."^[14] This ultraconservative approach prioritises the nuclear family, native populations, and stable private ownership over universal housing access. In Hungary, the Fidesz government's flagship Family Housing Support Program (CSOK) provides grants exclusively to married couples who commit to having children—with eligibility requirements that effectively exclude Roma families.^[14] In Austria, the Freedom Party (FPÖ) oversaw the privatisation of BUWOG, Austria's largest federally owned rental housing portfolio, and has advocated restricting social housing access to "native" Austrians.^[14]

As the Guardian observes, "housing has become a lightning rod for far-right mobilisation across Europe... parties from the AfD in Germany to the Rassemblement National in France frame housing competition as a consequence of immigration rather than market failure or policy choice."^[4] This framing allows far-right parties to acknowledge housing distress while deflecting attention from structural causes and the policies—privatisation, deregulation, financialisation—that their political allies have often supported.

For progressive parties, reclaiming the housing agenda requires offering compelling alternative narratives that correctly diagnose the crisis (policy choices, not immigration) and credible solutions (public investment, regulation, non-market housing) that match the scale of the problem. Research suggests that radical right housing policies are "unlikely to solve the housing crisis" as they "consistently prioritise ownership over tenancy, restricted—to ethnic, national or family status—over universal access, and market over welfare."^[14] The Vienna example demonstrates that sustained social housing commitment can maintain broad affordability even in cities experiencing immigration and population growth—the key variable is political will, not demographic composition.

#Conclusion: Toward Effective Housing Policy

The housing crisis confronting Europe is severe, but it is not unprecedented and it is not inevitable. Twice before in the past century—after the First World War and after the Second—European societies mobilised to address housing emergencies through ambitious public programmes. The question today is whether political will can be summoned for a comparable effort.

Several conclusions emerge from this analysis:

Housing is fundamentally about distribution. The housing crisis is not primarily a shortage of physical dwellings—Europe is not running out of land or construction capacity. It is a crisis of distribution: of who has access to quality housing in desirable locations at affordable cost. Addressing this requires confronting the distributional consequences of housing policy and making explicit choices about whose interests to prioritise.

Policy choices created the crisis; different choices can address it. The current housing emergency results from decades of policy decisions: privatisation, deregulation, withdrawal of public investment, financialisation. Vienna demonstrates that consistent alternative choices—continuous public investment, strong regulation, non-profit housing providers—can produce fundamentally different outcomes. There is nothing inevitable about unaffordable housing.

Scale matters. Pilot programmes and incremental initiatives, however innovative, cannot address a crisis affecting tens of millions of Europeans. The Vienna model works because it serves 75% of the city's population, not just the poorest households. Social housing that serves only a residualised minority lacks political support and becomes stigmatised. Broad access creates broad constituencies for continued investment and protection.

Multiple levers are needed. No single policy suffices. Effective strategies combine supply-side measures (construction, planning reform, land policy) with demand-side interventions (rent regulation, tenant protection, housing benefits) and structural reforms (non-profit housing expansion, anti-speculation measures). The mix will vary across contexts, but comprehensiveness is essential.

The EU can help, but nations and cities must lead. The European Affordable Housing Plan and the new Housing Commissioner signal important recognition, but EU competence in housing remains limited. National governments control taxation, planning, and investment; cities possess land, planning authority, and service delivery capacity. EU action can enable and support but cannot substitute for domestic commitment.

Political coalitions must be built. Sustainable housing policy requires constituencies broader than those currently housed inadequately. Inclusive social housing that serves middle-income as well as low-income households builds cross-class coalitions. Young people priced out of homeownership represent a potential constituency for change—but must be mobilised rather than allowed to disengage from politics in frustration.

As President von der Leyen acknowledged, the housing crisis is a social crisis that threatens European cohesion and the aspirations of a generation. The tools to address it exist; they have been demonstrated in Vienna, Helsinki, and elsewhere. What remains is the political will to deploy them at the scale required. In this, housing policy becomes a test case for European social democracy's capacity for renewal—and a choice about what kind of societies Europeans wish to inhabit.