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European Affordable Housing Act

Planned Q4 2026 EU legislative proposal to introduce binding short-term rental quantity caps across member states.

Last refreshed: 20 May 2026 · Appears in 1 active topic

Key Question

When will the EU's planned Airbnb cap law actually start limiting listings in European cities?

Timeline for European Affordable Housing Act

#416 Dec

Scheduled for Q4 2026 as second phase of EU STR framework after Regulation 2024/1028

Nomads & Communities: Jørgensen plan queues Q4 STR caps as phase two
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Common Questions
What is the European Affordable Housing Act?
The European Affordable Housing Act is the planned EU legislative proposal for Q4 2026 that would introduce binding short-term rental quantity caps across member states, as phase two of the EU STR regulatory framework announced in the Affordable Housing Plan.Source: European Commission
Will the EU cap the number of Airbnb properties in cities like Barcelona and Lisbon?
The European Commission has committed to proposing binding STR quantity caps in Q4 2026 under the planned European Affordable Housing Act. However, co-decision with Parliament and Council means the earliest realistic enactment is around 2028.Source: European Commission, Affordable Housing Plan
How would EU STR caps be set under the planned 2026 housing legislation?
The methodology has not been formally specified, but Commission working groups are reportedly exploring STR-to-housing-stock ratios modelled on The Canary Islands' 10% municipal cap approach.Source: Commission working group leaks / Canary Islands precedent

Background

The European Affordable Housing Act is the working title for the planned European Commission legislative proposal expected in Q4 2026, designed as phase two of the EU's STR regulatory framework. Where the existing EU STR Regulation (2024/1028) mandated data sharing and registration, the Act would introduce binding quantity caps — a ceiling on the number of STR properties permitted per municipality or region — that member states would be required to enforce .

Commissioner Dan Jørgensen announced the phase-two commitment in the European Affordable Housing Plan (16 December 2025). The Act does not yet have a formal legislative number, and its scope and cap-setting methodology have not been specified. Leaks from Commission working groups suggest proposals based on STR-to-housing-stock ratios, modelled on The Canary Islands' 10% municipal cap approach.

The Act will require co-decision by the European Parliament and Council, making enactment before 2028 unlikely even if the Q4 2026 proposal meets its Deadline. Platform operators have already begun constructing legal arguments that mandatory caps would breach the Services Directive.