Spain is on the brink of changes that could reshape the established order of its real estate market. The Ministry of Housing and Urban Agenda has announced the launch of a new national housing plan for 2026-2030. Anticipation has lasted longer than many expected, but now authorities promise the document will be approved as early as the first quarter of 2026. Behind this move is not only a desire to update old approaches, but also pressure from regional governments demanding key provisions be revised.
The spotlight is not only on long-term strategies, but also on pressing issues facing the market today. The government aims to crack down hard on short-term rental schemes, which, according to official data, account for up to 75% of listings in the country’s largest cities. New rules are set to curb abuses in room-by-room rentals and introduce strict measures against fraudulent seasonal contracts. All of this is part of a sweeping package the government is preparing to approve in the coming months.
Minister Isabel Rodríguez stresses that fighting fraud and protecting tenants is a clear priority. Officials promise that once approved by the Council of Ministers, the new law will take effect almost immediately. However, not all political factions are prepared to support the initiative unconditionally, and debates continue regarding tax incentives for landlords who do not increase rents.
The new rules of the game
Spain is about to offer real protection for renters against sudden price hikes. A draft law proposes a 100% tax break for property owners who keep rent prices unchanged when renewing contracts. The measure is intended to incentivize landlords but is fueling heated debate among politicians and experts.
Special attention is being paid to regulation of room rentals and seasonal contracts. Authorities acknowledge that these segments are where violations most often occur, driving up prices and worsening conditions for tenants. The new law is designed to close loopholes for unscrupulous landlords and make the market more transparent.
Not everyone is satisfied with the proposed measures. Some regions are demanding that local particularities be taken into account, while market representatives warn that excessive regulation could deter investors. Nevertheless, the government insists that tough action is essential to curb rising prices and address the shortage of affordable housing.
Housing Council
A centerpiece of the reform is the new Housing Advisory Council. This body, established to develop strategic solutions, has already held its first meeting. Its mandate includes not only analyzing the current situation but also crafting proposals to expand affordable housing, support young people, and create a stable rental market.
The council will focus on four main areas: evaluating European programs, strengthening the state affordable housing fund, seeking solutions for regional issues, and increasing transparency in the rental market. Meetings are scheduled to be held twice a year, with the council composed of representatives from professional associations, architects, and urban development experts.
The head of the Council of Architects of Spain stressed that the country requires not temporary measures but long-term solutions based on broad consensus and professional analysis. In her view, only this approach can bring real change and ensure stability in the housing market.
The regional factor
The delay in approving the new plan is due not only to bureaucratic procedures but also to the active involvement of the autonomous communities. It was the regions that insisted on revising certain provisions to address the specifics of local markets and residents’ needs. As a result, the document is packed with proposals from across the country, which, according to the ministry, will make it more viable.
The project is currently being reviewed by the relevant ministries, after which it will be submitted to the government. Authorities assure that all comments and proposals will be taken into account, and the final version will be a compromise between the interests of the central government and the regions. Expectations are high, as the effectiveness of the new plan will determine the future for millions of Spaniards seeking affordable housing.
However, experts warn that even the most well-designed laws won’t change the situation overnight. Consistent efforts are needed to increase the stock of public housing, support young families, and establish transparent rules for all market participants.
Looking Ahead
While politicians argue over the details, the real estate market moves on. Renters anxiously follow the news, hoping for lower prices and better conditions. Property owners weigh the risks and opportunities posed by new tax incentives and restrictions. Investors are closely analyzing prospects, trying to anticipate how the balance of supply and demand might shift.
Authorities promise that the new plan will be a turning point for the entire sector. Much, however, will depend on how effectively the proposed measures are implemented and enforced in practice. Spain is on the verge of sweeping changes, and the coming months will reveal how prepared the country is for the new rules.
RUSSPAIN reminds readers that Isabel Rodríguez has served as Spain’s Minister of Housing and Urban Agenda since 2023. She is known for her proactive stance on housing affordability and rental market reforms. Under her leadership, the ministry has launched several large-scale programs to expand public real estate and support young families. Rodríguez also advocates for tighter rental controls and the introduction of new transparency standards in the housing market.
