Spain’s housing market remains under intense pressure, particularly in major cities and coastal areas where rental demand continues to outstrip supply. In response, the Spanish government has launched Casa 47, a new state-owned housing company designed to expand affordable rental options and strengthen Spain’s public housing stock.
Here’s everything you need to know about Casa 47 — what it is, who qualifies, expected rental prices and when applications will open.
- What is Casa 47?
- Why is it Called Casa 47?
- How does Casa 47 work?
- How much will Casa 47 rentals cost?
- Who is eligible?
- What does Casa 47 mean for expats and foreign residents?
- When can applications be submitted?
- How many homes will Casa 47 manage?
- Where are Casa 47 properties located?
- What impact could Casa 47 have on the Spanish property market?
- Final thoughts
What is Casa 47?
Casa 47 is a new public housing company that replaces Sepes, the former state land management entity created in 1981.
Unlike Sepes, Casa 47 will focus specifically on developing, acquiring and managing affordable rental housing across Spain. The new body will oversee the entire process — from land acquisition and construction to tenant selection and long-term contract management.
The government has announced:
- A €100 million public tender to purchase homes from private owners
- A long-term investment plan of €13 billion over the next 10 years
- Legal safeguards to ensure all properties remain permanently in public ownership, preventing future privatisation
The objective is to create a stable, long-term supply of affordable housing and reduce pressure on the private rental market.
Why is it Called Casa 47?
The name refers to Article 47 of the Spanish Constitution, which states:
“All Spaniards have the right to enjoy decent and adequate housing.”
By naming the initiative Casa 47, the government is signalling its intention to make this constitutional right more accessible in practical terms, particularly for middle-income households struggling with rising rents.
How does Casa 47 work?
All properties under Casa 47 will be classified as public affordable housing and will remain part of Spain’s public housing stock indefinitely.
Rental contracts will follow a long-term structure:
- Initial phase: 14-year contract
- Second phase: Automatic seven-year extensions, provided tenants continue to meet eligibility requirements
In total, rental agreements could last up to 75 years, offering exceptional long-term stability compared to typical private rental contracts in Spain.
The aim is to create secure, predictable housing rather than short-term subsidised accommodation.
How much will Casa 47 rentals cost?
Under Spain’s State Housing Law, affordable housing rent should not exceed 30% of household income.
Casa 47 rents will be calculated based on:
- The tenant’s declared income
- The average salary in the region
- Local housing market conditions
For example:
- In Málaga, rents are expected to range between €680 and €690 per month.
- In lower-demand areas such as Olivenza (Badajoz), rents could be around €400 per month, based on an average annual income of €25,000.
In areas where rental demand is less intense, corrective measures will prevent new public rents from exceeding existing local price levels.
Who is eligible?
The scheme is aimed at households earning between 2 and 7.5 times the IPREM (Spain’s Public Income Indicator).
For 2025, the IPREM is set at €600 per month, meaning:
- Minimum annual income: €16,800
- Maximum annual income: €63,000
Additional asset-related requirements will apply, although full details have not yet been officially confirmed.
Lower-income households may qualify instead for traditional social housing programmes, while higher-income earners will need to access the private market.
What does Casa 47 mean for expats and foreign residents?
Spain is home to millions of foreign residents — including EU nationals, non-EU workers, retirees and digital nomads — many of whom face the same rental challenges as Spanish citizens.
Here’s what international residents should know.
Can foreigners apply?
Although final regulations are still pending, public housing in Spain is generally accessible to:
- Spanish citizens
- EU nationals legally residing in Spain
- Non-EU nationals with valid long-term residence permits
Applicants will almost certainly need:
- A valid NIE (Foreigner Identification Number)
- Legal residency status
- Registration on the local municipal register (empadronamiento)
- Proof of income declared in Spain
Short-term residents, tourists and non-resident property owners are unlikely to qualify.
Will income earned abroad count?
This remains one of the key open questions.
Most Spanish public housing schemes assess eligibility based on taxable income declared in Spain. Expats who:
- Work for a Spanish company
- Are self-employed in Spain
- Declare foreign income through the Spanish tax system
— are more likely to meet eligibility requirements.
Those earning exclusively abroad without Spanish tax residency may face difficulties qualifying.
Is it relevant for retirees or digital nomads?
Possibly — depending on tax residency and income level.
- Retirees declaring their pension income in Spain may qualify if they fall within the income thresholds.
- Digital nomads under Spain’s visa scheme could qualify if they are tax resident and meet the income criteria.
- High-income international professionals are unlikely to qualify due to the upper income cap.
Language and administration
The application portal, expected in 2026, will likely operate primarily in Spanish.
Expats who are not confident in Spanish may wish to seek assistance from:
- A gestor (administrative advisor)
- A relocation specialist
- Their local town hall
Official multilingual support has not yet been confirmed.
When can applications be submitted?
An online application portal is expected to launch in early 2026.
Through the platform, applicants will be able to:
- View available developments
- Check specific eligibility requirements
- Submit applications online
- Manage documentation and contracts
More detailed information about individual developments should be available closer to launch.
How many homes will Casa 47 manage?
Casa 47 will begin operations with a substantial portfolio.
The initial stock includes:
- Over 40,000 homes transferred from Sareb (Spain’s “bad bank”)
- 2,400 plots of land, with capacity to build up to 55,000 additional homes
- More than 1,600 homes currently in the project drafting phase
The company will also incorporate land and properties transferred from various ministries, including Finance, Defence and the Interior.
Major urban development projects have been reactivated in:
- Seville
- Ibiza
- Valencia
- Málaga
- Madrid
The long-term objective is to increase Spain’s public housing stock to around 8% of total housing, closer to the European average.
Where are Casa 47 properties located?
Although a complete public inventory has not yet been released, available information suggests:
- Catalonia: approximately 14,000 homes
- Andalusia: around 4,500 homes
- Valencian Community: around 3,500 homes
- Madrid: approximately 1,300 homes
Further details are expected once the official portal becomes operational.
What impact could Casa 47 have on the Spanish property market?
Casa 47 represents one of Spain’s most ambitious public housing initiatives in decades.
By expanding affordable rental supply and ensuring permanent public ownership, the government aims to:
- Stabilise rental prices
- Reduce housing inequality
- Improve access for middle-income households
- Limit speculative pressure
For property owners and investors, the initiative may increase competition in certain high-demand areas, particularly in major cities.
However, the real impact will depend on how quickly homes are delivered and how efficiently the system is implemented.
Final thoughts
Casa 47 marks a significant shift in Spain’s housing strategy. With billions in planned investment and tens of thousands of homes already identified, the scheme could reshape the affordable rental landscape over the next decade.
For residents — including many expats — it may offer long-term rental security at below-market rates. For the wider property market, it signals a stronger government role in addressing Spain’s housing challenges.
More concrete details are expected in 2026 when the application portal officially launches.
