EUROPEAN COMMISSION

Brussels, 9.9.2026

COM(2026) 599 final

2026/0268(COD)

Proposal for a

REGULATION OF THE EUROPEAN PARLIAMENT AND OF THE COUNCIL

establishing a framework for measures in Member States to safeguard housing affordability and availability (Affordable Housing Act)

(Text with EEA relevance)

{SEC(2026) 599 final} - {SWD(2026) 605 final} - {SWD(2026) 606 final} - {SWD(2026) 607 final}

EXPLANATORY MEMORANDUM

1.CONTEXT OF THE PROPOSAL

•Reasons for and objectives of the proposal

•The problem and its drivers

–The first driver is a substantive housing-market challenge that requires public intervention. In some areas under housing stress, competent authorities are increasingly seeking to address housing affordability pressures that arise from the supply-demand mismatch and that may be aggravated by certain forms of non-primary use of housing.

–The second driver is a governance challenge. Union law recognises that housing affordability and availability may justify restrictions even if they affect internal market freedoms. However, the current framework is general in nature. It does not provide a sufficiently specific and structured basis with which to establish the presence of housing stress, assess the necessity and proportionality of specific interventions, balance demand-side and supply-side responses, or to ensure transparency, monitoring and review over time.

•Consistency with existing policy provisions in the policy area

•Consistency with other Union policies

The Proposal is consistent with the Union’s framework governing digital services, including the e-Commerce Directive ( 8 ) and the Digital Services Act ( 9 ), and does not affect the responsibilities established under those instruments.

It is also consistent with the Commission’s forthcoming initiatives on digital fairness, sustainable tourism, the “Right to Stay” and with the revised State aid framework for services of general economic interest relating to affordable housing. This Proposal complements these initiatives by providing greater legal certainty for competent authorities adopting housing-related measures affecting the internal market.

2.LEGAL BASIS, SUBSIDIARITY AND PROPORTIONALITY

•Legal basis

•Subsidiarity (for non-exclusive competence) 

•Proportionality

•Choice of the instrument

3.RESULTS OF EX-POST EVALUATIONS, STAKEHOLDER CONSULTATIONS AND IMPACT ASSESSMENTS

•Stakeholder consultations

•Collection and use of expertise

•Impact assessment

Option 1: consisted of non-binding guidance explaining existing Union law and providing practical recommendations.

Option 2: the preferred option. It establishes a common framework governing housing-related measures affecting internal market freedoms. It combines a common methodology for demonstrating housing stress with requirements concerning justification, proportionality, transparency and periodic review, while preserving national, regional and local discretion regarding whether and how to intervene.

•Regulatory fitness and simplification

•Fundamental rights

4.BUDGETARY IMPLICATIONS

•Implementation plans and monitoring, evaluation and reporting arrangements

•Detailed explanation of the specific provisions of the Proposal

Chapter I lays down the general provisions. It defines the subject matter and scope of the Regulation, clarifies its relationship with existing Union legislation, and sets out the key definitions used throughout the Regulation.

Chapter II establishes the common framework applicable to housing-related measures. It lays down the methodology for demonstrating housing stress, rules on territorial scope and the conditions governing non-discrimination, necessity and proportionality. It also establishes requirements concerning duration, periodic review, transparency and judicial review.

Chapter III contains the final provisions relating to delegated acts, evaluation and review of the Regulation, and its entry into force and application.

2026/0268 (COD)

Proposal for a

REGULATION OF THE EUROPEAN PARLIAMENT AND OF THE COUNCIL

establishing a framework for measures in Member States to safeguard housing affordability and availability (Affordable Housing Act)

(Text with EEA relevance)

THE EUROPEAN PARLIAMENT AND THE COUNCIL OF THE EUROPEAN UNION,

Having regard to the Treaty on the Functioning of the European Union, and in particular Article 114 thereof,

Having regard to the proposal from the European Commission,

After transmission of the draft legislative act to the national parliaments,

Having regard to the opinion of the European Economic and Social Committee 10 ,

Having regard to the opinion of the Committee of the Regions 11 ,

Acting in accordance with the ordinary legislative procedure,

Whereas:

(1)The Union is facing a housing affordability crisis that weakens social cohesion and threatens the overall competitiveness of the Union. This crisis is affecting a growing number of households, with a rising number of people facing difficulties in securing quality housing at an affordable price. This affects, in particular, people in vulnerable situations, but also increasingly middle-income households. Housing unaffordability has become a constraint on labour mobility, on access to employment and education opportunities, and on economic development and competitiveness. Essential workers and persons undertaking seasonal work away from their usual residence can no longer afford to live in the communities they serve.

(2)The analysis set out in the Commission staff working document ‘Understanding the housing crisis’ 12 demonstrates that although housing affordability challenges are present across the Union, their severity and underlying drivers vary significantly between and within Member States. In particular, major urban centres, metropolitan areas with strong labour market growth and certain areas characterised by high tourism intensity have experienced sustained imbalances between housing supply and demand. This has led to rapid increases in purchase prices and rents, and increased risks of residential displacement.

(3)In those areas, demand for residential property has increased due to long-term urbanisation trends, concentration of economic activity, changing household structures and increasing demand for modern living space. Residential property is also increasingly used for purposes other than permanent residence. This includes use for tourist accommodation, such as short-term accommodation rental services, occasional use and investment. In some municipalities or neighbourhoods under housing stress, non-primary residences can represent a significant share of the housing stock, and short-term rental accommodation listings a considerable proportion of the overall rental stock, with a substantial number of hosts renting several properties under such short-term contracts. While these additional uses can generate economic and social benefits, including for households struggling to make ends meet, they may also aggravate housing demand pressures in some constrained local housing markets by reducing the availability of dwellings for primary use and putting inflationary pressure on rents and housing prices. The extent of those effects varies considerably depending on local housing market conditions and the ability of housing supply to respond to demand. If the supply response is insufficient, such areas may experience housing stress, often reflected in a growing disconnect between housing prices and rents, on the one hand, and household incomes, on the other.

(4)Local housing availability can also be constrained by factors affecting the ability of housing supply to respond to demand. Such factors include land scarcity, planning and permitting constraints, labour shortages, transport and infrastructure constraints, vacant properties, and insufficient investment in housebuilding, including affordable and social housing. Additional housing supply may also be generated through renovation, repurposing, repartitioning into more units, and bringing vacant dwellings back into use. In this context, vacant and underused housing in rural areas may also provide opportunities to increase housing supply. Sustainable improvements in housing affordability require an increase in the supply of housing, including in affordable and social housing.

(5)Competent authorities in areas under housing stress have in recent years been adopting, or are considering, restrictive measures aimed at preserving housing for long-term residential use and alleviating pressures on housing affordability and availability. These include measures aimed at preserving residential property for primary residential use, whether occupied by the owner or by another person, including by addressing short-term rental activity or other forms of non-primary residential use.

(6)This Regulation should neither establish a right under Union law for competent authorities to restrict property ownership or use nor require, prescribe or encourage the adoption of any such measure. It should establish the conditions and requirements applicable where competent authorities choose to adopt measures available to them under national law for the purpose of safeguarding housing affordability and availability in areas under housing stress, such as restrictions on non-primary residential use, requirements reserving affordable residential property for owner-occupation or for specified categories of households, including first-time buyers or lower- and middle-income households, measures addressing long-term vacancy, or declaration requirements regarding intended use prior to acquisition, or authorisation requirements concerning changes of use from residential to commercial or professional purposes.

(7)National, regional and local approaches diverge not only as regards the measures adopted, but also in the concepts and indicators used to identify housing stress, the thresholds applied, the evidence required and the standards used to assess whether restrictions are justified. Such divergences are likely to increase as more competent authorities take action in response to housing pressures. This fragmentation increases compliance costs and reduces legal certainty for economic operators active across the internal market, including online platforms operating across the Union, hosts offering properties in different Member States and cross-border buyers and investors. It thereby negatively affects the proper functioning of the internal market.

(8)The legal framework is chiefly regulated under Articles 49, 56 and 63 of the Treaty on the Functioning of the European Union (TFEU) and the jurisprudence of the Court of Justice of the European Union. For short-term accommodation rental services, access to, or the provision of, such services are regulated by Directive 2006/123/EC of the European Parliament and of the Council 13 . However, there is a lack of clarity as to what type of measures comply with Union law principles of justification, non-discrimination and proportionality.

(9)This Regulation should be applied in full respect of the right to property laid down in Article 17 of the Charter of Fundamental Rights of the European Union. Measures restricting the acquisition or use of land or residential property may interfere with the exercise of that right and should therefore be subject to requirements of necessity and proportionality. In particular, such measures should be based on objective evidence, be appropriately targeted in their territorial and material scope, not go beyond what is necessary to achieve the objective pursued, be limited in duration, respect legal certainty and legitimate expectations and be subject to effective judicial review. For instance, where measures address long-term vacancy of residential property, competent authorities should take into account situations in which non-occupation is justified by the circumstances of the owner or occupier. In particular, full account should be taken of temporary absence for reasons such as work, education or training, health, dependency or social emergency. The framework established by this Regulation should therefore ensure a fair balance between the protection of the right to property and the public interest in safeguarding access to affordable housing.

(10)At the same time, in applying this Regulation, competent authorities should have regard to the right to respect for the home as reflected in Article 7 of the Charter, in accordance with Union law and national laws and practices.

(11)The fact that a measure falls within the scope of this Regulation should not be understood as implying that that measure is compatible with Union law. The compatibility of a measure with Union law depends on compliance with the applicable requirements of necessity and proportionality, having regard to the nature, scope and effects of the measure and to the circumstances in which it is applied. As follows from the case-law of the Court of Justice of the European Union, a measure may, for example, fail to comply with the requirement of non-discrimination where the discretion available to the competent authority gives rise to a risk of discriminatory application, including by subjecting nationals of other Member States to more stringent scrutiny than nationals of the Member State concerned.

(12)The Court of Justice of the European Union has recognised that safeguarding the availability and affordability of housing may constitute an overriding reason relating to the public interest capable of justifying restrictions on internal market freedoms, provided that the measure is suitable and proportionate. However, there are no specific rules at Union level that govern how competent authorities should demonstrate housing stress and establish that specific temporary measures are justified, suitable and proportionate. In the absence of a common framework governing the assessment of such measures, legal uncertainty may arise regarding the conditions under which housing-related interventions may be introduced, maintained or adapted. This may increase administrative burden, compliance costs and litigation risks and reduce predictability for competent authorities, citizens and economic operators.

(13)To improve legal certainty and the functioning of the internal market, it is necessary to establish a common Union framework governing the assessment of restrictive measures falling within the scope of Union law that competent authorities adopt to safeguard housing affordability and availability. That framework should not seek to harmonise housing policy choices or require competent authorities to intervene in housing markets. Rather, it should ensure that measures affecting internal market freedoms are assessed on the basis of common procedural requirements relating to evidence, transparency, justification and proportionality. It should contribute to greater predictability for competent authorities, the public and economic operators, while preserving the ability of competent authorities to adopt measures that are most suited to local circumstances.

(14)Housing markets are inherently local and often require responses adapted to local circumstances. Accordingly, competent authorities should retain the ability to determine whether intervention is necessary and which measures are most appropriate in light of local housing conditions. At the same time, citizens and economic operators active across the internal market would benefit from greater transparency and predictability regarding the conditions under which housing-related measures may be adopted.

(15)Directive 2006/123/EC establishes general provisions facilitating the exercise of the freedom of establishment for service providers and the free movement of services. That Directive applies to access to, or the provision of, short-term accommodation rental services. This Regulation governs specific aspects of access to, or the provision of, short-term accommodation rental services. It should apply, instead of Directive 2006/123/EC, to measures adopted by competent authorities which restrict access to, or the provision of, short-term accommodation rental services, where those measures are justified by the necessity to safeguard affordability and availability of residential property. Directive 2006/123/EC should continue to apply to measures restricting the access to, or the provision of, short-term accommodation rental services, both on primary and non-primary residences, taken on the grounds of overriding reasons relating to the public interest other than the necessity to safeguard housing affordability and availability, for example public policy, public security, public health, the protection of consumers, the protection of the environment and the urban environment, the protection of cultural heritage.

(16)In order to limit the negative impact on the internal market of any measure restricting access to, or the provision of, short-term accommodation rental services or restricting acquisition and use of land and residential property, such measures should be limited to areas where the acute pressure on the availability and affordability of residential property (‘areas under housing stress’) justifies action to safeguard affordability and availability of residential property, and be as proportionate as possible.

(17)There is no common Union methodology for determining when housing pressures are sufficient to justify restrictions affecting the internal market on housing affordability and availability grounds. Several Member States and their regional and local authorities use different concepts, indicators, thresholds, territorial units, data sources and procedures to determine whether an area is under housing stress. Some approaches focus on affordability indicators, such as price-to-income ratio, rent levels or housing cost overburden. Others use broader diagnostics, such as the share of secondary homes or vacant dwellings, the concentration of short-term rentals, the impact on social housing or the pressure on long-term rental markets. The lack of common, objective criteria creates legal uncertainty and hinders the assessment of whether measures are objectively justified, appropriately targeted and proportionate.

(18)It is therefore necessary to establish a common Union approach for determining whether an area is under housing stress.

(19)Where a competent authority intends to adopt a measure pursuant to this Regulation, it should assess housing stress in the area concerned on the basis of the price-to-income ratio and its growth across time, together with other indicators that make it possible to demonstrate that housing stress is unlikely to ease in the future. The fact that an area meets the criteria for housing stress should not automatically lead to adoption of any measure under this Regulation by a competent authority. The decision whether to intervene, and which measures to adopt, should remain with the competent authority.

(20)Price-to-income ratio measures the affordability of housing by comparing the price of acquiring a dwelling with household income. By combining the price-to-income ratio over last 10 years of available data, the competent authority can obtain a more complete picture of recent affordability dynamics. Comparing price-to-income indicators across regions and time gives a more nuanced view of both current affordability pressure and recent affordability dynamics and helps authorities identify emerging hotspots where price-to-income ratios may still be moderate but deteriorating rapidly. Thresholds on price-to-income indicate a level of unaffordability of housing and the persistence and aggravation of the local situation. Price-to-income ratio can also be used as a proxy for rent-to-income, as there is a positive correlation between housing prices and rents.

(21)The Commission makes available regularly updated estimated data series that competent authorities can use for the calculation of the price-to-income ratio when assessing housing stress under this Regulation. Competent authorities should be able to use other reliable and sufficiently representative data meeting the requirements of this Regulation.

(22)To better understand housing pressures in a particular area, in addition to price-to-income ratio, the competent authority should also assess population trends, as well as housing supply and demand trends in that area. The evidence should be recent and geographically relevant and capable of verification. It is only when considered together that these elements help assess the severity of the housing situation and identify the specific circumstances, drivers and potential aggravating factors in each area. The territorial scope of the designation should be delimited as narrowly as the available evidence allows and might be smaller than the territorial unit at which data is available.

(23)To ensure that any measure restricting access to, or the provision of, short-term accommodation rental services or restricting the acquisition and use of land and residential property complies with Union law, it must be non-discriminatory, justified by an overriding reason relating to the public interest and proportionate.

(24)In accordance with the principle of proportionality, competent authorities should consider the available measures and select those that are suitable to safeguard housing affordability and availability and are no more restrictive than necessary to achieve that objective.

(25)Where measures concern the acquisition or use of residential land or residential property, competent authorities should consider and, where appropriate, use less restrictive measures than absolute prohibitions of certain acquisitions or uses of property, such as quantitative caps in areas under housing stress, grandfathering rules, exceptions for avoidance of undue hardships or fiscal incentives.

(26)In the field of short-term rentals, competent authorities should target the forms of activity most likely to have an adverse effect on the availability and affordability of housing for long-term residential use, such as those that are characterised by their commercial scale. Competent authorities should do so by taking into account objective criteria such as the number of dwellings offered by a single host, the frequency of the activity, or comparable indicators.

(27)This Regulation excludes the letting of a host’s primary residence from any restrictions under its scope. This is because such lettings do not generally remove housing from the long-term market and should therefore be treated differently from forms of short-term rental activity that involve the use of housing stock not used as a primary residence. The exclusion of primary residences from restrictions on short-term rental activity under this Regulation constitutes a minimum safeguard and competent authorities may choose to further limit the categories of residential property to which their measures apply, in line with the principle of proportionality.

(28)Restrictions affecting the acquisition or use of residential property may have indirect implications, for example on property values, financing conditions or investment. Such effects will depend on the type, scope and duration of the measures adopted, the characteristics of the local housing market and the extent to which they are accompanied by measures to increase housing supply. To ensure that prudential aspects linked to the measures taken in application of this Regulation are properly considered, the authority competent to apply this Regulation can consult and cooperate with the competent authority or the designated authority under point (40) of Article 4(1) of Regulation (EU) No 575/2013 of the European Parliament and of the Council 14 under Article 458(1) of Regulation (EU) No 575/2013 and under Article 133(3) of Directive 2013/36/EU of the European Parliament and of the Council 15 .

(29)Restrictions affecting internal market freedoms must be suitable for attaining the objective pursued and must not go beyond what is necessary to achieve it. Accordingly, the presence of housing stress in a particular area should not in itself justify the adoption of restrictive measures. Competent authorities should demonstrate, on the basis of objective evidence, that the activity concerned has had a significant adverse effect on housing affordability or availability in the area concerned over at least three years preceding the adoption of the measure and that the measure is necessary and proportionate in light of the specific circumstances of the area concerned.

(30)While the use of residential property for the purposes other than the primary residence adds demand pressure in already constrained housing markets, the supply-demand mismatch is also driven by insufficient supply of residential housing. Restrictions on access to, or the provision of, short-term accommodation rental services or on the acquisition and use of land and residential property for purposes other than primary residence alone cannot address the structural causes of housing shortages in the long term. While restrictions that are limited in time and in scope could mitigate housing demand pressures in the short term, competent authorities should complement any such restriction with measures to increase housing supply in those areas, in particular the supply of social and affordable housing.

(31)In areas under housing stress, undertaking brownfield development projects and making better use of the existing building stock could help increase the supply of housing, especially in urban areas with limited land for new construction. Building codes, zoning rules, planning and permitting procedures are key factors where action by competent authorities could help better match housing demand and supply, supporting both the construction of new housing and bringing vacant dwellings back into use, as well as renovating and repurposing non-residential buildings into dwellings, and reducing under-occupation. To support public authorities, in September 2026 the Commission adopted a Recommendation on housing affordability and supply in areas under housing stress 16 , including recommendations on mobilising public and private investments for housing supply, in particular for housing below market rates. That Recommendation can also support fighting housing exclusion and contribute to more inclusive and socially cohesive communities where housing is well connected to employment, education and essential services.

(32)Regulation (EU) 2024/1028 of the European Parliament and of the Council 17 establishes a harmonised framework for the registration of hosts providing short-term accommodation rental services and for the collection and sharing of data relating to such services. The availability of reliable and comparable information concerning the location, duration and intensity of short-term accommodation rental activity is important for competent authorities when assessing housing market conditions and determining whether measures affecting such activity are justified, necessary and proportionate. The data collected pursuant to Regulation (EU) 2024/1028 should therefore support evidence-based decision-making and facilitate the application of the proposed regulation.

(33)Measures adopted for the purposes of implementing Regulation (EU) 2024/1028 should not fall within the scope of this Regulation. This Regulation should apply only to other measures which regulate or restrict access to, or the provision of, short-term accommodation rental services or the acquisition or use of residential property for purposes other than primary residence on housing affordability grounds. Other measures relating to residential property and housing, including general rules governing property ownership and transfer, acquisition through inheritance, gifts and transfers within families, measures regulating rents under residential tenancy contracts, housing benefits, taxation measures of general application, building standards, and planning or zoning rules of general application, should remain outside the scope of this Regulation where they do not regulate or otherwise have the object or effect of leading to restrictions falling within its scope.

(34)The effectiveness of Regulation (EU) 2024/1028 is essential to ensure the reliability and completeness of the information competent authorities use when assessing housing pressures and the impact of short-term accommodation rental activity. Listings that do not comply with the requirements related to registration laid down in that Regulation undermine the quality of the available information and may hamper the effective enforcement of national, regional and local rules applicable to short-term accommodation rental services. It is therefore important that competent authorities are able, in accordance with Regulation (EU) 2024/1028, to require providers of online short-term rental platforms to remove or disable access without undue delay to listings that do not comply with those requirements.

(35)Competent authorities should uphold the principles of legal certainty, transparency, the protection of legitimate expectations and effective judicial protection. Natural and legal persons affected by measures adopted by competent authorities pursuant to this Regulation should benefit from appropriate procedural safeguards and have access to effective judicial review of those measures.

(36)In order to protect legal certainty and legitimate expectations, where competent authorities adopt measures restricting the acquisition or use of residential property or land, any condition linked to the acquisition should apply only to property acquired after the date of application of the measure. Persons who acquired property before that date should therefore not be subject to new restrictions linked to that acquisition imposed under this Regulation.

(37)To ensure that measures adopted pursuant to this Regulation do not remain in force for longer than necessary, they should be adopted for a period not exceeding five years, with a possibility to extend them following a review. Competent authorities should review them at regular intervals to verify that the conditions set out in this Regulation continue to be fulfilled. Where those conditions are no longer met, the measures should be withdrawn without undue delay.

(38)In order to ensure an accurate measurement of housing affordability pressures, the power to adopt acts in accordance with Article 290 TFEU should be delegated to the Commission to amend data, thresholds, indicators and methodology used for calculation of price-to-income ratio where objective developments, demonstrated by relevant statistical or other reliable evidence, make such amendments necessary. It is of particular importance that the Commission carry out appropriate consultations during its preparatory work, including at expert level, and that those consultations be conducted in accordance with the principles laid down in the Interinstitutional Agreement of 13 April 2016 on Better Law-Making 18 . In particular, to ensure equal participation in the preparation of delegated acts, the European Parliament and the Council should receive all documents at the same time as Member States’ experts, and their experts should systematically have access to meetings of Commission expert groups dealing with the preparation of delegated acts.

(39)In order to assess the impact of this Regulation on the functioning of the internal market and on the housing affordability and availability in Member States, the Commission should carry out an evaluation of this Regulation.

(40)Since the objective of this Regulation, namely to improve the conditions for the establishment and functioning of the internal market by providing a common framework for measures in Member States to safeguard the affordability and availability of housing, cannot be sufficiently achieved by the Member States but can rather, by reason of the scale and effects of the action, be better achieved at Union level, the Union may adopt measures, in accordance with the principle of subsidiarity as set out in Article 5 of the Treaty on European Union. In accordance with the principle of proportionality, as set out in that Article, this Regulation does not go beyond what is necessary in order to achieve those objectives,

HAVE ADOPTED THIS REGULATION:

Chapter 1
General provisions

Article 1

Subject matter

This Regulation establishes a common framework for measures taken by competent authorities to safeguard housing affordability and availability with a view to improving the conditions for the establishment and functioning of the internal market. It lays down common rules to ensure that measures taken pursuant to this Regulation are justified, transparent, proportionate and subject to review.

Article 2

Scope

1.This Regulation applies to the following measures taken by competent authorities, where those measures are justified by the necessity to safeguard housing affordability and availability:

(a)measures restricting access to, or the provision of, short-term accommodation rental services in residential property;

(b)measures restricting the acquisition or use of land and residential property that is not acquired or used for the purpose of a primary residence, whether occupied by the owner or by another person.

2.This Regulation does not apply to measures taken solely for overriding reasons relating to the public interest other than the need to safeguard housing affordability and availability.

Article 3

Relationship with other Union acts

1.The measures referred to in Article 2(1), point (a) shall not be subject to Directive 2006/123/EC, including the notification obligation laid down in Article 15(7) of that Directive.

2.This Regulation does not apply to any measures taken by competent authorities for the sole purpose of applying the provisions on registration laid down in Chapter II of Regulation (EU) 2024/1028.

Article 4

Definitions

For the purposes of this Regulation, the following definitions apply:

(1)‘competent authority’ means a national, regional or local authority of a Member State that is competent to apply this Regulation, including to take measures restricting access to, or the provision of, short-term accommodation rental services or restricting the acquisition or use of land and residential property;

(2)‘area under housing stress’ means a clearly delimited subnational geographical area where a mismatch between housing supply and housing demand gives rise to observable pressures on the housing market, on the basis of an assessment carried out by the competent authority in accordance with Article 6;

(3)‘residential property’ means immovable property intended for housing purposes;

(4)‘primary residence’ means the residential property in which a natural person continues habitually to reside, and where the habitual centre of their interest is also situated, as further defined under national law;

(5)‘price-to-income ratio' means the ratio between the representative price of a dwelling of average size in a specific area, expressed in euro, and the representative disposable income per capita, expressed in euro;

(6)‘dwelling’ means a residential unit which may consist of one or several rooms designed for the occupation of households;

(7)‘acquisition‘ means the acquisition of ownership of residential property, excluding transfers by way of succession, pursuant to a matrimonial property regime or the division or distribution of an estate, corporate reorganisations that do not result in a change in beneficial ownership, and the realisation of security by a creditor;

(8)‘short-term accommodation rental service’ means short-term accommodation rental service as defined in Article 3(4) of Regulation (EU) 2024/1028;

(9)‘host’ means host as defined in Article 3(2) of Regulation (EU) 2024/1028;

(10)‘measures’ means provisions laid down by law, regulation or administrative action in Member States.

Chapter 2
Measures to safeguard housing affordability and availability

Article 5

Requirements for measures to safeguard housing affordability and availability

1.A competent authority may take any of the following measures, to the extent they are justified by the necessity to safeguard housing affordability and availability, and provided that those measures comply with the requirements laid down in Articles 6 to 10:

(a)measures restricting access to, or the provision of, short-term accommodation rental services in residential property other than the host’s primary residence;

(b)measures restricting the acquisition or use of land and residential property that is not acquired or used for the purpose of primary residence, whether occupied by the owner or by another person.

2.Measures restricting access to, or the provision of, short-term accommodation rental services solely on the grounds of safeguarding housing affordability and availability under this Regulation apply only to accommodation that is not provided by a host in its primary residence.

Article 6

Assessment of housing stress

1.The competent authority shall assess whether the area in which it intends to take measures meets the following criteria for being considered an area under housing stress:

(a)the price-to-income ratio is equal to or exceeds the threshold of eight, corresponding to eight years of disposable per-capita income to purchase a dwelling of average size in the residential building stock of the area concerned;

(b)the price-to-income ratio has increased over the period covering the most recent 10 years of available data;

(c)in the absence of the measure, the housing stress is unlikely to ease during the next three years following its adoption based on assessment of the following elements:

(i)population dynamics;

(ii)supply of housing;

(iii)demand for housing.

2.Where the price-to-income ratio is equal to or exceeds the threshold of 10, paragraph 1, point (b), shall not apply.

3.When assessing whether an area meets the criteria set out in paragraph 1, the competent authority shall base its assessment on objective, transparent and verifiable data, and in compliance with sound statistical principles.

4.The price-to-income ratio shall be calculated using data, thresholds, indicators and methodology specified in the Annex. Competent authorities may use alternative data at a more granular level, provided that they can demonstrate that the resulting price-to-income ratio is consistent with the thresholds referred to in paragraph 1, point (a), and paragraph 2.

5.The Commission is empowered to adopt delegated acts in accordance with Article 15 to amend paragraph 1, point (a), and paragraph 2 of this Article, as regards the thresholds, and the Annex, as regards the data, thresholds, indicators and methodology used for calculation, where objective developments, demonstrated by relevant statistical or other reliable evidence, make such amendments necessary to ensure an accurate measurement of housing affordability pressures.

Article 7

Territorial scope of an area under housing stress

The territorial scope of an area under housing stress referred to in Article 6 shall not exceed what is necessary to safeguard housing affordability and availability. Such areas may be districts, municipalities, metropolitan areas, functional urban areas, agglomerations, rural areas or any part thereof.

Article 8

Non-discrimination

The measures shall not be directly or indirectly discriminatory between nationals of Member States on grounds of nationality or, in the case of legal persons established in a Member State, on grounds of their Member State of establishment.

Article 9

Necessity

1.The measures may only be taken if they are justified by the need to safeguard housing affordability and availability in the areas under housing stress referred to in Article 6.

2.A competent authority shall take measures referred to in Article 5(1), point (a), only where it can demonstrate that the provision of short-term accommodation rental services in the area under housing stress has had a significant adverse effect on the availability or affordability of housing in that area over at least three years preceding the adoption of the measure. Where available, the competent authority shall take into account data obtained pursuant to Regulation (EU) 2024/1028.

3.A competent authority shall take measures referred to in Article 5(1), point (b), only where it can demonstrate that acquisition and use of land and residential property for purposes other than primary residence in the area under housing stress has had a significant adverse effect on the availability or affordability of housing in that area over at least three years preceding the adoption of the measure.

4.Measures referred to in Article 5(1), point (b) concerning long-term vacancy shall not apply where non occupation is justified, including by reasons of temporary absence for work, education or training, health, ongoing succession proceedings, legal impediment to occupation or inhabitability.

Article 10

Proportionality

1.The measures shall be suitable for attaining the objective pursued, shall not go beyond what is necessary to attain that objective and shall meet the following requirements:

(a)they are territorially limited to the area under housing stress and, where appropriate, calibrated to different levels of housing stress within the area;

(b)they are based on an assessment that no other less restrictive measure would be sufficient to improve housing affordability and availability in an equally effective manner within a reasonable period;

(c)they comply with the principles of legal certainty and the protection of legitimate expectations;

(d)for measures referred to in Article 5(1), point (a), they are calibrated to forms of short-term accommodation rental activity that, by reason of their scale, frequency or commercial character, are more likely to reduce the availability of housing for long-term residential use;

(e)for measures referred to in Article 5(1), point (a), the competent authority applies and enforces Regulation (EU) 2024/1028 in the relevant geographical area, in particular its provisions on registration, including suspension and withdrawal of registration numbers, verification, data-sharing and orders requiring the removal or disabling of listings without a registration number, with an invalid registration number or involving misuse of a registration number;

(f)for measures referred to in Article 5(1), point (b), insofar as they impose restrictions on the acquisition of residential property and land, they apply only to property and land acquired after the date of application of the measure;

(g)for measures referred to in Article 5(1), point (b) relating to long-term vacancy, they are calibrated, on the basis of objective criteria, to the nature and extent of long-term vacancy most likely to reduce the availability of housing for long-term residential use, taking into account in particular the number of dwellings held by the same owner in the area concerned, the duration of non-occupation or acquisition by legal persons.

2.For the purposes of paragraph 1, where measures affect existing lawful situations, they shall include appropriate transitional arrangements.

Article 11
Procedural safeguards and judicial review

Natural and legal persons affected by the measures taken pursuant to Article 5 shall have access to appropriate procedural safeguards and to effective judicial review of those measures, including the possibility to challenge the assessments carried out by the competent authority to ensure compliance with Articles 6 to 10.

Article 12

Duration and review of measures

1.Measures shall be adopted for a period not exceeding five years. They may be extended where, following the review referred to in paragraph 2, the competent authority concludes that the requirements laid down in Articles 6 to 10 continue to be fulfilled.

2.A competent authority shall regularly review whether a measure referred to in Article 5 continues to comply with the requirements laid down in Articles 6 to 10. The first review shall be carried out within five years from the date of adoption of the measure.

3.Where, following the review, a competent authority concludes that a measure no longer fulfils the requirements laid down in Articles 6 to 10, it shall withdraw that measure without undue delay.

Article 13

Publication of the measures

1.A competent authority shall make publicly available information on any measure adopted pursuant to Article 5, and on the extension, amendment or withdrawal of the measure, before its entry into force.

2.The information referred to in paragraph 1 shall include:

(a)the assessments carried out by the competent authority to ensure compliance with Articles 6 to 10;

(b)the precise territorial scope of the area under housing stress and of the measure;

(c)the duration of the measure.

Chapter 3
Final provisions

Article 14

Existing measures

This Regulation shall not apply to measures adopted before … [PO please insert the date: the date of entry into force]. However, a competent authority may review such measures in accordance with this Regulation.

Article 15

Exercise of the delegation

1.The power to adopt delegated acts is conferred on the Commission subject to the conditions laid down in this Article 6(3).

2.The power to adopt delegated acts referred to in Article 6(3) shall be conferred on the Commission for an indeterminate period of time from … [PO please insert the date: the date of entry into force of this Regulation].

3.The delegation of power referred to in Article 6(3) may be revoked at any time by the European Parliament or by the Council. A decision to revoke shall put an end to the delegation of the power specified in that decision. It shall take effect the day following the publication of the decision in the Official Journal of the European Union or at a later date specified therein. It shall not affect the validity of any delegated acts already in force.

4.Before adopting a delegated act, the Commission shall consult experts designated by each Member State in accordance with the principles laid down in the Interinstitutional Agreement of 13 April 2016 on Better Law-Making.

5.As soon as it adopts a delegated act, the Commission shall notify it simultaneously to the European Parliament and to the Council.

6.A delegated act adopted pursuant to Article 6(3) shall enter into force only if no objection has been expressed either by the European Parliament or the Council within a period of two months of notification of that act to the European Parliament and the Council or if, before the expiry of that period, the European Parliament and the Council have both informed the Commission that they will not object. That period shall be extended by two months at the initiative of the European Parliament or of the Council.

Article 16

Evaluation

By … [PO, please insert the date: same day and month as the date of entry into force plus 5 years], the Commission shall evaluate the impact of this Regulation on the functioning of the internal market and on housing affordability and availability and shall submit a report on its main findings to the European Parliament, the Council, the European Economic and Social Committee and the Committee of the Regions.

Article 17

Entry into force and application

This Regulation shall enter into force on the twentieth day following that of its publication in the Official Journal of the European Union.

This Regulation shall be binding in its entirety and directly applicable in all Member States.

Done at Brussels,

LEGISLATIVE FINANCIAL AND DIGITAL STATEMENT

Contents

1.FRAMEWORK OF THE PROPOSAL/INITIATIVE

1.1.Title of the proposal/initiative

1.2.Policy area(s) concerned

1.3.Objective(s)

1.3.1.General objective(s)

1.3.2.Specific objective(s)

1.3.3.Expected result(s) and impact

1.3.4.Indicators of performance

1.4.The proposal/initiative relates to:

1.5.Grounds for the proposal/initiative

1.5.1.Requirement(s) to be met in the short or long term including a detailed timeline for roll-out of the implementation of the initiative

1.5.2.Added value of EU involvement (it may result from different factors, e.g. coordination gains, legal certainty, greater effectiveness or complementarities). For the purposes of this section 'added value of EU involvement' is the value resulting from EU action, that is additional to the value that would have been otherwise created by Member States alone.

1.5.3.Lessons learned from similar experiences in the past

1.5.4.Compatibility with the multiannual financial framework and possible synergies with other appropriate instruments

1.5.5.Assessment of the different available financing options, including scope for redeployment

1.6.Duration of the proposal/initiative and of its financial impact

1.7.Method(s) of budget implementation planned

2.MANAGEMENT MEASURES

2.1.Monitoring and reporting rules

2.2.Management and control system(s)

2.2.1.Justification of the budget implementation method(s), the funding implementation mechanism(s), the payment modalities and the control strategy proposed

2.2.2.Information concerning the risks identified and the internal control system(s) set up to mitigate them

2.2.3.Estimation and justification of the cost-effectiveness of the controls (ratio between the control costs and the value of the related funds managed), and assessment of the expected levels of risk of error (at payment & at closure)

2.3.Measures to prevent fraud and irregularities

3.ESTIMATED FINANCIAL IMPACT OF THE PROPOSAL/INITIATIVE

3.1.Heading(s) of the multiannual financial framework and expenditure budget line(s) affected

3.2.Estimated financial impact of the proposal on appropriations

3.2.1.Summary of estimated impact on operational appropriations

3.2.1.1.Appropriations from voted budget

3.2.2.Estimated output funded from operational appropriations (not to be completed for decentralised agencies)

3.2.3.Summary of estimated impact on administrative appropriations

3.2.3.1. Appropriations from voted budget

3.2.4.Estimated requirements of human resources

3.2.4.1.Financed from voted budget

3.2.5.Overview of estimated impact on digital technology-related investments

3.2.6.Compatibility with the current multiannual financial framework

3.2.7.Third-party contributions

3.3.Estimated impact on revenue

4.Digital dimensions

4.1. Requirements of digital relevance

4.2. Data

4.3. Digital solutions

4.4. Interoperability assessment

4.5. Measures to support digital implementation

1.FRAMEWORK OF THE PROPOSAL/INITIATIVE 

1.1.Title of the proposal/initiative

1.2.Policy area(s) concerned 

1.3.Objective(s)

1.3.1.General objective(s)

1.3.2.Specific objective(s)

1.3.3.Expected result(s) and impact

Specify the effects which the proposal/initiative should have on the beneficiaries/groups targeted.

1.3.4.Indicators of performance

Specify the indicators for monitoring progress and achievements.

1.4.The proposal/initiative relates to: 

☒ a new action

¨ a new action following a pilot project / preparatory action 19

¨ the extension of an existing action

¨ a merger or redirection of one or more actions towards another/a new action

1.5.Grounds for the proposal/initiative 

1.5.1.Requirement(s) to be met in the short or long term including a detailed timeline for roll-out of the implementation of the initiative

1.5.2.Added value of EU involvement (it may result from different factors, e.g. coordination gains, legal certainty, greater effectiveness or complementarities). For the purposes of this section 'added value of EU involvement' is the value resulting from EU action, that is additional to the value that would have been otherwise created by Member States alone.

1.5.3.Lessons learned from similar experiences in the past

1.5.4.Compatibility with the multiannual financial framework and possible synergies with other appropriate instruments

1.5.5.Assessment of the different available financing options, including scope for redeployment

1.6.Duration of the proposal/initiative and of its financial impact

☐ limited duration

–☐    in effect from [DD/MM]YYYY to [DD/MM]YYYY

–¨    financial impact from YYYY to YYYY for commitment appropriations and from YYYY to YYYY for payment appropriations.

☒ unlimited duration after 20 days from the publication of the Proposal in the Official Journal,

–Implementation as

–followed by full-scale operation.

1.7.Method(s) of budget implementation planned 20  

☒ Direct management by the Commission

–☒ by its departments, including by its staff in the Union delegations;

–¨    by the executive agencies

¨ Shared management with the Member States

¨ Indirect management by entrusting budget implementation tasks to:

–¨ third countries or the bodies they have designated

–¨ international organisations and their agencies (to be specified)

–¨ the European Investment Bank and the European Investment Fund

–¨ bodies referred to in Articles 70 and 71 of the Financial Regulation

–¨ public law bodies

–¨ bodies governed by private law with a public service mission to the extent that they are provided with adequate financial guarantees

–¨ bodies governed by the private law of a Member State that are entrusted with the implementation of a public-private partnership and that are provided with adequate financial guarantees

–¨ bodies or persons entrusted with the implementation of specific actions in the common foreign and security policy pursuant to Title V of the Treaty on European Union, and identified in the relevant basic act

–¨ bodies established in a Member State, governed by the private law of a Member State or Union law and eligible to be entrusted, in accordance with sector-specific rules, with the implementation of Union funds or budgetary guarantees, to the extent that such bodies are controlled by public law bodies or by bodies governed by private law with a public service mission, and are provided with adequate financial guarantees in the form of joint and several liability by the controlling bodies or equivalent financial guarantees and which may be, for each action, limited to the maximum amount of the Union support.

Comments

2.MANAGEMENT MEASURES 

2.1.Monitoring and reporting rules 

2.2.Management and control system(s) 

2.2.1.Justification of the budget implementation method(s), the funding implementation mechanism(s), the payment modalities and the control strategy proposed

2.2.2.Information concerning the risks identified and the internal control system(s) set up to mitigate them

2.2.3.Estimation and justification of the cost-effectiveness of the controls (ratio between the control costs and the value of the related funds managed), and assessment of the expected levels of risk of error (at payment & at closure) 

2.3.Measures to prevent fraud and irregularities 

3.ESTIMATED FINANCIAL IMPACT OF THE PROPOSAL/INITIATIVE 

The estimated impact on expenditure and staffing for 2028 and beyond is added for illustrative purposes only and does not pre-judge the next Multiannual Financial Framework. The source of financing and scope of Union financial commitment in the post-2027 period remain subject to the outcome of interinstitutional negotiations on the MFF 2028-2034 and thereafter shall be determined through the annual budgetary procedure. All appropriations and staffing allocations as of 2028 are indicative.

3.1.Heading(s) of the multiannual financial framework and expenditure budget line(s) affected 

·Existing budget lines

In order of multiannual financial framework headings and budget lines.

3.2.Estimated financial impact of the proposal on appropriations 

3.2.1.Summary of estimated impact on operational appropriations 

–¨    The proposal/initiative does not require the use of operational appropriations

–☒    The proposal/initiative requires the use of operational appropriations, as explained below

3.2.1.1.Appropriations from voted budget

EUR million (to three decimal places)

EUR million (to three decimal places)

The estimated impact on expenditure and staffing for 2028 and beyond is added for illustrative purposes only and does not pre-judge the next Multiannual Financial Framework. The source of financing and scope of Union financial commitment in the post-2027 period remain subject to the outcome of interinstitutional negotiations on the MFF 2028-2034 and thereafter shall be determined through the annual budgetary procedure. All appropriations and staffing allocations as of 2028 are indicative.

3.2.2.Estimated output funded from operational appropriations (not to be completed for decentralised agencies)

Commitment appropriations in EUR million (to three decimal places)

3.2.3.Summary of estimated impact on administrative appropriations 

–☐ The proposal/initiative does not require the use of appropriations of an administrative nature

–☒    The proposal/initiative requires the use of appropriations of an administrative nature, as explained below

3.2.3.1. Appropriations from voted budget

The appropriations required for human resources and other expenditure of an administrative nature will be met by appropriations from the DG that are already assigned to management of the action and/or have been redeployed within the DG, together, if necessary, with any additional allocation which may be granted to the managing DG under the annual allocation procedure and in the light of budgetary constraints.

3.2.4.Estimated requirements of human resources 

–¨    The proposal/initiative does not require the use of human resources

–☒    The proposal/initiative requires the use of human resources, as explained below

3.2.4.1.Financed from voted budget

Estimate to be expressed in full-time equivalent units (FTEs) 31

The staff required to implement the proposal (in FTEs):

Description of tasks to be carried out by:

The estimated impact on expenditure and staffing for 2028 and beyond is added for illustrative purposes only and does not pre-judge the next Multiannual Financial Framework. The source of financing and scope of Union financial commitment in the post-2027 period remain subject to the outcome of interinstitutional negotiations on the MFF 2028-2034 and thereafter shall be determined through the annual budgetary procedure. All appropriations and staffing allocations as of 2028 are indicative.

3.2.5.Overview of estimated impact on digital technology-related investments

Compulsory: the best estimate of the digital technology-related investments entailed by the proposal/initiative should be included in the table below.

Exceptionally, when required for the implementation of the proposal/initiative, the appropriations under Heading 4 should be presented in the designated line.

The appropriations under Headings 1-3 should be reflected as “Policy IT expenditure on operational programmes”. This expenditure refers to the operational budget to be used to re-use/ buy/ develop IT platforms/ tools directly linked to the implementation of the initiative and their associated investments (e.g. licences, studies, data storage etc). The information provided in this table should be consistent with details presented under Section 4 “Digital dimensions”.

3.2.6.Compatibility with the current multiannual financial framework 

The proposal/initiative:

–☒    can be fully financed through redeployment within the relevant heading of the multiannual financial framework (MFF)

–Inter-DG redeployment will be required to provide for the support requested for DG Energy to execute the tasks under requirement described in section 1.5.1.¨    requires use of the unallocated margin under the relevant heading of the MFF and/or use of the special instruments as defined in the MFF Regulation

–¨    requires a revision of the MFF

3.2.7.Third-party contributions 

The proposal/initiative:

–☒    does not provide for co-financing by third parties

–¨    provides for the co-financing by third parties estimated below:

Appropriations in EUR million (to three decimal places)

3.3.    Estimated impact on revenue 

–☒    The proposal/initiative has no financial impact on revenue.

–¨    The proposal/initiative has the following financial impact:

–¨    on own resources

–¨    on other revenue

–¨    please indicate, if the revenue is assigned to expenditure lines

EUR million (to three decimal places)

For assigned revenue, specify the budget expenditure line(s) affected.

Other remarks (e.g. method/formula used for calculating the impact on revenue or any other information).

4.Digital dimensions

4.1. Requirements of digital relevance

4.2. Data

Alignment with the European Data Strategy

Alignment with the once-only principle

Data flows

4.3. Digital solutions

Digital solution #1

4.4. Interoperability assessment

Digital public service #1

4.5. Measures to support digital implementation

(1)    von der Leyen, U. ‘Europe’s Choice – Political guidelines for the next European Commission 2024-2029’, European Commission website, 18 July 2024, https://commission.europa.eu/document/download/e6cd4328-673c-4e7a-8683-f63ffb2cf648_en?filename=Political%20Guidelines%202024-2029_EN.pdf

(2)    European Council, ‘European Council conclusions, 23 October 2025’, European Council website, 23 October 2025, accessed 13 April 2026, https://www.consilium.europa.eu/en/press/pressreleases/2025/10/23/european-council-conclusions-23-october-2025/.

(3)    European Parliament, European Parliament resolution of 10 March 2026 on the housing crisis in the European Union with the aim of proposing solutions for decent, sustainable and affordable housing, 10/03/2026, accessed 10 April 2026, https://www.europarl.europa.eu/doceo/document/TA-10- 2026-0064_EN.html

(4)    European Commission, Communication from the Commission to the European Parliament, the Council, the European Economic and Social Committee and the Committee of the Regions - the European Affordable Housing Plan - COM(2025)1025 final, 2025, https://op.europa.eu/en/publication-detail/-/publication/adcb91d5-dbdd-11f0-8da2-01aa75ed71a1

(5)    https://housing.ec.europa.eu/document/download/2ad4c9f2-602b-43ba-9ed9-f2ee059cf97_en?filename=0_1.pdf

(6)    Regulation (EU) 2024/1028 of the European Parliament and of the Council of 11 April 2024 on data collection and sharing relating to short-term accommodation rental services and amending Regulation (EU) 2018/1724, https://eur-lex.europa.eu/eli/reg/2024/1028/oj/eng.

(7)    Directive 2006/123/EC of the European Parliament and of the Council of 12 December 2006 on services in the internal market, https://eur-lex.europa.eu/eli/dir/2006/123/oj.

(8)    Directive 2000/31/EC of the European Parliament and of the Council of 8 June 2000 on certain legal aspects of information society services, in particular electronic commerce, in the Internal Market (‘Directive on electronic commerce’), https://eur-lex.europa.eu/eli/dir/2000/31/oj/eng.

(9)    Regulation (EU) 2022/2065 of the European Parliament and of the Council of 19 October 2022 on a Single Market For Digital Services and amending Directive 2000/31/EC (Digital Services Act), https://eur-lex.europa.eu/eli/reg/2022/2065/oj/eng.

(10)    OJ C , , p. .

(11)    OJ C , , p. .

(12)    SWD(2025) 1053 final of 16 December 2025.

(13)    Directive 2006/123/EC of the European Parliament and of the Council of 12 December 2006 on services in the internal market (OJ L 376, 27.12.2006, p. 36, ELI: http://data.europa.eu/eli/dir/2006/123/oj ).

(14)    Regulation (EU) No 575/2013 of the European Parliament and of the Council of 26 June 2013 on prudential requirements for credit institutions and investment firms and amending Regulation (EU) No 648/2012 (OJ L 176, 27.6.2013, p. 1, ELI: http://data.europa.eu/eli/reg/2013/575/oj).

(15)    Directive 2013/36/EU of the European Parliament and of the Council of 26 June 2013 on access to the activity of credit institutions and the prudential supervision of credit institutions and investment firms, amending Directive 2002/87/EC and repealing Directives 2006/48/EC and 2006/49/EC (OJ L 176, 27.6.2013, p. 338, ELI: http://data.europa.eu/eli/dir/2013/36/oj).

(16)    OJ L , , p. .

(17)    Regulation (EU) 2024/1028 of the European Parliament and of the Council of 11 April 2024 on data collection and sharing relating to short-term accommodation rental services and amending Regulation (EU) 2018/1724 (OJ L, 2024/1028, 29.4.2024, ELI:  http://data.europa.eu/eli/reg/2024/1028/oj ).

(18)    OJ L 123, 12.5.2016, p. 1, ELI: http://data.europa.eu/eli/agree_interinstit/2016/512/oj .

(19)    As referred to in Article 58(2), point (a) or (b) of the Financial Regulation.

(20)    Details of budget implementation methods and references to the Financial Regulation may be found on the BUDGpedia site: https://myintracomm.ec.europa.eu/corp/budget/financial-rules/budget-implementation/Pages/implementation-methods.aspx .

(21)    Diff. = Differentiated appropriations / Non-diff. = Non-differentiated appropriations.

(22)    EFTA: European Free Trade Association

(23)    Candidate countries and, where applicable, potential candidates from the Western Balkans.

(24)    The appropriations needed in 2027 will be fully financed through redeployment within relevant existing programmes in headings 1, 2 and 3 of the multiannual financial framework. The estimated appropriations as of 2028 are indicative and the source of financing and scope remain subject to the outcome of interinstitutional negotiations on the MFF 2028-2034.

(25)    The appropriations needed in 2027 will be fully financed through redeployment within relevant existing programmes in headings 1, 2 and 3 of the multiannual financial framework, in particular under chapter 03.02 (Single Market Programme) for Mapadomo and line 06.200401 for Mapadomo maintenance. The estimated appropriations as of 2028 are indicative and the source of financing and scope remain subject to the outcome of interinstitutional negotiations on the MFF 2028-2034.

(26)    Technical and/or administrative assistance and expenditure in support of the implementation of EU programmes and/or actions (former ‘BA’ lines), indirect research, direct research.

(27)    The necessary appropriations should be determined using the annual average cost figures available on the appropriate BUDGpedia webpage.

(28)    Headings 1-7 in 2027

(29)    Outputs are products and services to be supplied (e.g. number of student exchanges financed, number of km of roads built, etc.).

(30)    As described in Section 1.3.2. ‘Specific objective(s)’

(31)    Please specify below the table how many FTEs within the number indicated are already assigned to the management of the action and/or can be redeployed within your DG and what are your net needs.

(32)    In the case of traditional own resources (customs duties, sugar levies), the amounts indicated must be net amounts, i.e. gross amounts after deduction of 10 % for collection costs, as proposed in COM(2025)574.

EUROPEAN COMMISSION

Brussels, 9.9.2026

COM(2026) 599 final

ANNEX

to the Proposal for a

REGULATION OF THE EUROPEAN PARLIAMENT AND OF THE COUNCIL

establishing a framework for measures in Member States to safeguard housing affordability and availability (Affordable Housing Act)

{SEC(2026) 599 final} - {SWD(2026) 605 final} - {SWD(2026) 606 final} - {SWD(2026) 607 final}

ANNEX

Calculation of price-to-income ratio pertaining to Commission dataset

1.    Representative dwelling prices are calculated using the average transaction price of a dwelling in the area concerned, expressed in euro, at NUTS 3 level in accordance with Regulation (EC) No 1059/2003 of the European Parliament and of the Council 1 .

2.    For representative income per capita, the Commission provides annual time series of the net disposable income of private households per capita, expressed in euro, based on Eurostat data at NUTS 2 level or equivalent projections.

3.    The two price-to-income ratio thresholds for the purposes of Article 6 shall be calculated on the basis of the most recent available annual observations. On the basis of this statistical analysis, the thresholds are set at 8 and 10 years, respectively, of per capita income required to purchase an existing dwelling of average size in the residential stock of the area concerned.

(1)    Regulation (EC) No 1059/2003 of the European Parliament and of the Council of 26 May 2003 on the establishment of a common classification of territorial units for statistics (NUTS) (OJ L 154, 21.6.2003, p. 1, ELI: http://data.europa.eu/eli/reg/2003/1059/oj).