Why Has the COVID-19 Pandemic Had a Limited Impact on the Primary Housing Market in Poland?

In this paper we present the first insight about the impact of the COVID epidemic on the pri-mary housing market in Poland, with a focus on Warsaw which is the largest market. We ex-plain the structural features that allowed the market to return to pre-shock levels after the pandemic shock. Contrary, after the 2007-2008 global financial crisis the negative consequences lasted for several years. This time a sharp monetary policy and fiscal intervention was carried out. Moreover, the developer sector is much more mature, has expanded its production capaci-ties. We show empirically that the monopolistic competition of developers allowed them to restrict excessive demand that was observed before the COVID broke out. In this way they were able to increase prices despite the economic problems. Another important structural change was the increased housing demand, mainly for investment housing, which was fi-nanced predominantly with cash and contributed to the development of the rental market. We approximate the investment demand, which was generated by private households that pur-chased flats for rental, with the help of a simple demand and supply model.

12.7.2021 | Hanna Augustyniak, Jacek Łaszek, Krzysztof Olszewski, Joanna Waszczuk | Volume: 8 | Issue: 2 | Pages: 1-15 | 10.13060/23362839.2021.8.2.534
Short-Term Rentals and the Housing Market

Introduction to the Special Issue: Short-Term Rentals and the Housing Market

Editorial.

24.6.2021 | Nicole Gurran, Declan Redmond | Volume: 8 | Issue: 1 | Pages: 101-106 | 10.13060/23362839.2021.8.1.526
Short-Term Rentals and the Housing Market

Airbnb, Platform Capitalism and the Globalised Home

Airbnb, the most ubiquitous of the many online short-term rental platforms offering residential homes to tourists, has infiltrated local neighbourhoods and housing markets throughout the world. It has also divided policy-makers and communities over whether tourism in residential homes is a benign example of the so-called ‘sharing’ economy or a malignant practice which destroys neighbourhoods. These differing positions reflect alternative and changing notions of ‘home’ within wider processes of financialisation and platform capitalism. This paper examines these themes with reference to stakeholder statements solicited in response to government inquiries on how to regulate short-term rental housing in Australia.

23.6.2021 | Nicole Gurran, Pranita Shrestha | Volume: 8 | Issue: 1 | Pages: 107-118 | 10.13060/23362839.2021.8.1.527
Short-Term Rentals and the Housing Market

Airbnb and Amenity: Is Short-Term Letting Reshaping How We Live in the City?

The popularity of short-term letting (STL) platforms like Airbnb has created housing and planning challenges for cities worldwide, including the potential impact of STL on the quality of life of nearby residents and communities. Underpinning this concern is an inherent tension in urban living between the rights and interests of individual residents, and the collective rights and interests of neighbours. Through interviews with Australian Airbnb hosts, this paper examines how STL hosts navigate this tension, including how they frame their property rights, how they seek to minimise their impact on neighbours, and how they perceive the role of regulation in balancing individual and community rights. In doing so the paper contributes to both theory and policy debates about urban property rights and how ‘compact city’ planning orthodoxies are reshaping the lived experience of urban residents worldwide.

22.6.2021 | Laura Crommelin, Sharon Parkinson, Chris Martin, Laurence Troy | Volume: 8 | Issue: 1 | Pages: 119-128 | 10.13060/23362839.2021.8.1.528
Short-Term Rentals and the Housing Market

Short-Term Rentals and the Residential Housing System: Lessons from Berlin

The increasing professionalisation of Airbnb-style short-term rentals has emerged within a grey space between residential housing and hotel accommodation. Subsequently, an array of contestations have arisen, due in no small part to the intangibility of online short-term rental platforms as well as the absence of clear regulation at the municipal level. In urban settings already confronted with housing issues such as supply shortages and reduced affordability, recent studies show how the proliferation of short-term rentals can amplify housing market pressure while feeding into the broader urban processes of gentrification, touristification, and displacement. Using Berlin, Germany, as a site of analysis, this paper explores the expansion of short-term rentals in relation to various policy interventions designed to regulate the conversion of residential housing into tourist accommodation.

21.6.2021 | Adam Crowe | Volume: 8 | Issue: 1 | Pages: 129-140 | 10.13060/23362839.2021.8.1.529
Short-Term Rentals and the Housing Market

Challenging the Discourse around the Impacts of Airbnb through Suburbs Not Cities: Lessons from Australia and COVID-19

Supporters of short-term rental (STR) platforms state that STRs represent a small fraction of the housing market of major cities, and therefore have little impact on rents. However, there is emerging evidence that suggests that STRs have highly localised impacts. In this article, we use the natural experiment of the pause in tourism caused by the COVID-19 pandemic to highlight the impact of a decrease in STR listings on rental markets in the case study city of Hobart, Australia. We find that rental affordability has improved in Hobart’s STR-dense suburbs with the increased vacancies from the underutilised STR properties. These results provide evidence of the impact of STRs on local housing markets when analysed from a finer scale than the whole of city approach. The focus on local housing markets help local communities and city governments build an argument for the impact of STRs on tight housing markets.

20.6.2021 | Caitlin Buckle, Peter Phibbs | Volume: 8 | Issue: 1 | Pages: 141-149 | 10.13060/23362839.2021.8.1.530
Short-Term Rentals and the Housing Market

The Impact of Airbnb on Long-Term Rental Housing: The Case of Ljubljana

Airbnb has become a fixture in the development of global cities, especially influencing their residential characteristics. The company derives from the concept of the sharing economy, the essence of which is the exchange of services or goods between individuals that set the rules of operation without generating profits, but together generating more revenue. It insists that it does not represent direct competition to other urban accommodation services and that it merely seeks to expand the tourism market. Nonetheless, this article proceeds from the assumption that Airbnb is influencing and transforming the housing market of the cities it operates in. It focuses on Ljubljana, which until 2019 had a record number of international arrivals and overnight stays. The findings confirm that short-term Airbnb rentals affect the long-term rental market in Ljubljana. They also show that rentals through Airbnb involve an extremely high share of the grey economy.

19.6.2021 | Boštjan Kerbler, Polona Obrč | Volume: 8 | Issue: 1 | Pages: 150-158 | 10.13060/23362839.2021.8.1.531
Short-Term Rentals and the Housing Market

Conditions for the Introduction of Regulation for Short-Term Rentals

Most cities in major agglomerations in Europe started to address the rise of short-term accommodation rentals by introducing regulation designed to protect the local housing stock. The momentum behind the widespread introduction of such regulations can be attributed to qualitative and quantitative factors. This article examines selected fields related to short-term rentals in order to uncover the (structural) triggers or conditions that are necessary and sufficient for municipalities to initiate the regulation of their housing market. The study is based on the systematic examination of the effects of those triggers and their combinations using qualitative comparative analysis (QCA). With this method, we explore the implementation or non-implementation of regulation on a sample of major German cities. The results suggest a universal set of conditions covering three central fields: housing market situation, accommodation market conditions and tourism accommodation demand.

18.6.2021 | Vilim Brezina, Jan Polívka, Martin Stark | Volume: 8 | Issue: 1 | Pages: 159-170 | 10.13060/23362839.2021.8.1.532
Short-Term Rentals and the Housing Market

Understanding Short-Term Rental Regulation: A Case Study of Lisbon (Portugal)

Notwithstanding the positive impacts of short-term rentals (STRs), it is often their negative effects that have been raising pressing questions for urban planners and public policy-makers, including changes in housing dynamics, conflicts between residents and visitors, tourism gentrification phenomena, unfair competition practices, and tax evasion, among other externalities. Because of this, short-term rental regulation has become an important item on the political agenda of municipalities that live daily with these issues. In order to contribute to a better understanding of STR regulatory approaches, this paper investigates how Lisbon (Portugal) has been responding to the effects attributed to STRs. It can be concluded that the main negative impact of STR in Lisbon is its effects on the housing prices increase and that the main STR regulation measure is focused on zoning: definition of zones for the application of differentiated STR rules and management.

17.6.2021 | Joana Almeida, Frederico Oliveira, Jorge Baptista e Silva | Volume: 8 | Issue: 1 | Pages: 171-185 | 10.13060/23362839.2021.8.1.533

Investigating Green Marketing Implementation with the Hedonic Price Model in Residential Projects: The Case of Istanbul

The strategic importance of green marketing (GM) in value creation for the end customer (VCEC) and the contribution of the spatial and structural characteristics of a residential project (RP) to the final price have been acknowledged in the literature. However, GM features that can lead to price increases have not been evaluated from the VCEC perspective. This study examines the impacts of GM strategies on RPs. This study applies Hedonic Price Modelling to newly built RPs in Istanbul and evaluates the results from the perspective of the Attractive Quality Attributes Theory. The results showed that the total price of the RPs was affected more by design-related sustainable features of RPs and revealed that there is a relationship between GM and sustainable design. The study highlights the importance of GM, which companies can use to operate effectively in a competitive market and increase the satisfaction of end customers through value creation. The study’s findings can be considered useful information for policies on creating a sustainable built environment.

16.6.2021 | Ahmet Tuz, Begum Sertyesilisik | Volume: 8 | Issue: 1 | Pages: 85-100 | 10.13060/23362839.2021.8.1.525

The COVID-19 Pandemic, Airbnb and Housing Market Dynamics in Warsaw

In this study, we analyse the impact of COVID-19 on house rents and prices in Warsaw, the capital of Poland. Hedonic indexes indicate a slight increase in prices (ca. 1.2%) and a substantial drop in long-term rents (ca. -7.7%) between March 2020 and December 2020. The largest decline in rents occurred in centrally located neighbourhoods, which was largely due to the inflow of new housing supply from the short-term rental market (the Airbnb Warsaw market shrank by almost 30% in December 2020 y/y). Using hedonic methods, we show the effect of the shrinking Airbnb market on the drop in long-term rents. The study indicates the elasticity of rents with respect to Airbnb supply, with a 1% change in Airbnb listings leading to a 0.031% change in rents.

15.6.2021 | Radoslaw Trojanek, Michal Gluszak, Michal Hebdzynski, Justyna Tanas | Volume: 8 | Issue: 1 | Pages: 72-84 | 10.13060/23362839.2021.8.1.524

Decomposing Housing Unaffordability

A US household is considered ‘rent burdened’ when its rent exceeds 30% of its income. This simple ratio can be decomposed to better understand the sources of unaffordability across space. To demonstrate this new approach, I rewrite the equation for rent burden as a sum of four factors: rent gap, income gap, excess size cost, and demographic baseline, and show that US rental unaffordability is mostly the result of low incomes. Focusing on the New England region, however, I show that high rent is the primary cause of unaffordability in high-cost, high-wage metro areas. This decomposition can help affordability advocates prioritise strategies appropriately across space.

6.5.2021 | Salim Furth | Volume: 8 | Issue: 1 | Pages: 62-71 | 10.13060/23362839.2021.8.1.523

An Analysis of the Holiday Rental Issue in Spain

Holiday lets and holiday rentals have generated a major debate in recent years in Spain with regard to their regulation. Their impact, not only on tourism, but also on urban sustainability and local planning, have led to public intervention to control their expansion. This article analyses the origin of holiday lets, their problems, and how the public authorities have intervened in this regard, thus providing an overview of the impact of this type of accommodation in Spain.

5.5.2021 | Nicolas Alejandro Guillen Navarro | Volume: 8 | Issue: 1 | Pages: 47-61 | 10.13060/23362839.2021.8.1.522

Normalisation of the Speculative Frame Method and Its Application to the Housing Market in Poland

This article proposes the normalisation of the speculative frame method for identifying real estate bubbles, price shocks, and other disturbances in the real estate market. This index-based method relies on time series data and real estate prices. In this article, the speculative frame method was elaborated and normalised with the use of equations for normalising data sets and research methodologies. The method is discussed on the example of the Polish housing market.

22.3.2021 | Justyna Brzezicka, Radosław Wiśniewski | Volume: 8 | Issue: 1 | Pages: 36-46 | 10.13060/23362839.2021.8.1.521

The Impact of the COVID-19 Pandemic on the Private Rental Housing Market in Poland: What Do Experts Say and What Do Actual Data Show?

The aim of the article is to determine the impact of the COVID-19 pandemic on the level of housing rents using the example of the City of Krakow. This study is based on objective data on rental prices and subjective information obtained from real estate agents using a questionnaire survey. The research revealed that the first wave of the COVID-19 pandemic actually led to a 6-7% decrease in prices in the rental market in Krakow, while at the same time the surveyed real estate agents had estimated that rents would drop by about 13%. With the second wave of the pandemic, it is possible to see that its immediate impact, i.e. between the third and fourth quarter of 2020, has led to a further 6.25% drop in rents. It should be noted that the latter decrease was very accurately predicted, both by the survey respondents and by the econometric models used. Finally, the results of the analysis also indicated that the worsening of the pandemic in the last quarter of 2020 will have a significant impact on rent levels in Krakow for all of next year. Regardless of how the economy develops, rental prices are forecast to fall further in 2021q1. However, in the subsequent quarters of 2021, rents are projected to increase, but ultimately their level will not return to pre-pandemic values even in 2021q4. The latter is likely to happen only in the second half of 2022.

18.3.2021 | Mateusz Tomal, Bartłomiej Marona | Volume: 8 | Issue: 1 | Pages: 24-35 | 10.13060/23362839.2021.8.1.520

Welfare State and the Gender Dissimilarity Index in Homelessness. A Comparison of Norway, Belgium and Poland

This article investigates the structural underpinnings of gender dissimilarities in homelessness from a comparative perspective. The Gender Dissimilarity Index is introduced as a simple measure for quantifying the unevenness of the distribution of men and women across the ETHOS-light categories. Three gendered aspects of the welfare state are considered and compared for Norway, Belgium, and Poland: employment and childcare, housing, and homelessness policies. Based on available data, it appears that the most uneven distribution of genders may indicate a combination of the promotion of the male breadwinner model and relatively broad support for people who are homeless, but also the shortage of affordable housing. A more gender-balanced homeless population may be the result of a combination of housing-led approaches and degenderising policies. However, a similar distribution may be attributed to states with implicitly genderising policies coupled with ‘traditional’ attitudes towards gender roles and a lack of adequate responses to women’s needs.

17.3.2021 | Magdalena Mostowska | Volume: 8 | Issue: 1 | Pages: 11-23 | 10.13060/23362839.2021.8.1.519

Interpretation and Representation in Housing Policy Discourse as Exemplified by Council Tenants’ Participation in the Jazdów Estate (Warsaw)

The goal of this paper is to demonstrate the usefulness of the What’s the Problem Represented to Be approach (WPR), a tool of policy analysis developed by the Australian political scientist Carol Bacchi to examine the discursive representations of council tenants’ participation in connection with the inclusion of council housing tenants from the Jazdów Estate in the decision-making process relating to local housing policy in Warsaw. The article identifies two discursive representations of council tenants’ participation: (1) council tenants as an expected passive audience in top-down policymaking and (2) the limited acceptance of the agency of council tenants in policymaking. It was found that in Warsaw - or at least in the case of Jazdów - the political and discursive interpretation of tenants’ participation is primarily associated with the act of informing and less often with public consultation or the co-production of housing policy.

16.3.2021 | Aleksandra Zubrzycka-Czarnecka | Volume: 8 | Issue: 1 | Pages: 1-10 | 10.13060/23362839.2021.8.1.518

Housing Market Access in the Lisbon Metropolitan Area: Between the Financial and the Pandemic Crises

The Portuguese housing market underwent major transformations between 2010 and 2020. Until then, a delicate but resentful stability had long existed, with distorted rent schemes and low annual price increases proportional to the national economy and the income of the Portuguese population. After the financial crisis, several internal and external variables converged to dramatically change this scenario. In recent years, a growing number of researchers have centred their attention on the difficulties that the Portuguese urban middle-class populations are facing in trying to find homes. This paper analyses these challenges and their impact quantitatively, focusing on the affordability of housing for purchase or rent and considering synthetic indicators for average household incomes in the Lisbon Metropolitan Area between the beginning of 2016 and the end of 2019. The results show that the cost of buying or renting a house in the main Portuguese urban system has become much more detached from local incomes. The article concludes with reflections on the structural reasons for the enduring inequalities in the housing markets and the difficulties recognising territorial cohesion and spatial justice as important elements shaping urban and housing policies in Portugal.

24.11.2020 | Gonçalo Antunes, João Seixas | Volume: 7 | Issue: 2 | Pages: 58-72 | 10.13060/23362839.2020.7.2.515

Short-term Rentals, Housing Markets and COVID-19: Theoretical Considerations and Empirical Evidence from Four Austrian Cities

Prior to the onset of the pandemic, evidence on the conversion of regular rental housing into permanent holiday homes has fuelled concerns that Airbnb and other short-term rentals contribute to the shortage of affordable homes and to the displacement of regular residents in cities with high housing demand. When the pandemic set in, the media was quick to speculate that holiday homes would be returned to the regular rental market. This paper provides some theoretical reflections on the factors that are driving and impeding such a development and presents preliminary results from an ongoing research project that empirically traces the impacts of COVID-19 on the rental housing market based on an analysis of real estate listings in four large Austrian cities. We argue that a current shift to the regular rental market is likely, but that the medium- and long-term development is uncertain. Empirically, we demonstrate that such a shift has occurred in all four cities considered. We do not find evidence, however, that the increased rental housing supply has dampened rent levels.

23.11.2020 | Justin Kadi, Antonia Schneider, Roman Seidl | Volume: 7 | Issue: 2 | Pages: 47-57 | 10.13060/23362839.2020.7.2.514

The Challenges of the Redevelopment of Old and Dilapidated Buildings in Mumbai: A Policy Perspective

Affordable housing is the biggest challenge being faced by the city of Mumbai, which styles itself as an emerging Global Financial Centre. The city has the image of being home to a stark dualism, with slums abutting modern skyscrapers. Over the years, adequate policy attention has been given to slums and with the implementation of the Slum Rehabilitation Scheme slum dwellers are being provided with housing in multi-storey buildings and are being granted tenancy rights to the dwellings. However, an emerging area of concern is the large housing stock that is non-slum but is old and dilapidated. The collapse of an old and dilapidated building in Dongri in July 2019 that killed twelve people and the one at Bhendi Bazaar in 2017 that killed thirty-three has brought this problem into the mainstream and new policies have been initiated to address the problem. Implementing these policies seems to be a challenge, and this is the result of different factors. This article looks at the housing problem in Mumbai from a policy perspective and analyses the implementation challenges of the new policy aimed at redeveloping the old and dilapidated housing stock.

14.11.2020 | Satish M.K. | Volume: 7 | Issue: 2 | Pages: 36-46 | 10.13060/23362839.2020.7.2.513

The Spatial Correlation between the Spread of COVID-19 and Vulnerable Urban Areas in Santiago de Chile

This article identifies the spatial correlation between the social determinants of health in the housing area (housing prices, overcrowding, poor-quality building materials, and household socioeconomic vulnerability) and the spread of COVID-19 in Santiago de Chile. The research used data from the 2017 Census conducted by the National Institute of Statistics of Chile and data on confirmed cases of COVID-19 (PCR) by communes provided by/obtained from Chile’s Ministry of Health. The article provides a two-fold examination/analysis of the spatial correlation using the Pearson measure to observe how the virus spread from areas with high-quality housing in the early stage of the contagion to then become concentrated in areas with low-quality of housing. The second examination/analysis is a multiple linear regression to identify the housing factors that inform virus propagation. The test results show that of the four social determinants of health relating to housing assessed here, housing prices is the variable that best predicts how the social determinants of health based on housing explain the progress of the pandemic for the Santiago case, following the collinearity factors according to the data used in this study. The conclusions suggest that public policy should treat housing quality as a factor in public health and health risks that needs to be addressed with a transdisciplinary approach to urban planning in Chile.

29.10.2020 | Francisco Vergara-Perucich, Juan Correa-Parra, Carlos Aguirre-Nuñez | Volume: 7 | Issue: 2 | Pages: 21-35 | 10.13060/23362839.2020.7.2.512

How to Support Social Resilience in Tsunami-Devastated Communities: Iwanuma Case Study

This paper describes the post-disaster reconstruction in the Tohoku region after the 2011 earthquake. Nine years have passed since the Great East Japan Earthquake and Tsunami occurred, and many efforts have been made since to rebuild the devastated territories. Some Japanese architects and urban planners have seen the recovery as a window of opportunity to aim for more resilient cities. Nevertheless, building disaster-resilient communities remains a challenging task. This short paper presents the initiatives made to improve refugees’ social conditions in disaster-relief housing, using the case study of Iwanuma’s relocation project. Concluding remarks suggest that many efforts have been made to improve the social aspect of disaster-relief housing in Japan, for example through the development of community spaces or the pursuit of friendlier dwellings.

28.10.2020 | Camille Cosson | Volume: 7 | Issue: 2 | Pages: 11-20 | 10.13060/23362839.2020.7.2.511

Choice or No Choice? Genuine or Fake Choice? – A Qualitative Study for Reflecting on Housing Choice

This paper seeks to reflect on issues related to the nature of housing choice, drawing on qualitative empirical data collected in in-depth interviews.  This paper discusses two perspectives related to housing choice, namely, the ‘market perspective of housing choice’ and the ‘perspective of housing choice for well-being’. The ‘market perspective of housing choice’ highlights that desirability generally increases with a greater range of housing choice as the housing supply increases till a climax is reached, after which a further expansion of housing choice may indicate an excess housing supply, which may not be advantageous and home-buyers may instead ‘decide not to choose or buy’.  The ‘perspective of housing choice for well-being’ reveals that choice in the housing arena is often viewed as a means to eventual well-being, rather than as an end in itself.  Housing choice is ‘genuine’ and ‘meaningful’ if there are meaningful and significant options among a few desirable housing alternatives. ‘Fake housing choice’ involves having to choose from among housing options that are all generally bad.

27.7.2020 | Betty Yung, Barbara Y.P. Leung | Volume: 7 | Issue: 2 | Pages: 1-10 | 10.13060/23362839.2020.7.2.510
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