The rail crisis is not only pushing more people to use alternative transport, but it also has direct implications for the housing market. Experts stress the need for high-quality rail and public transport infrastructure, warning that without it, the housing market will be affected.
Anna Gener, CEO of Savills Barcelona, stated recently at the College of Economists of Catalonia that “until the commuter rail system functions properly, we will not solve the housing problem.” Ensuring reliable transport is therefore essential to secure access to decent, quality housing in the region.
“Limited daily mobility”
Analysing the crisis, which also directly affects the real estate sector, Vicenç Hernández Reche, an economist and PhD in Economic Psychology with ties to the property market, highlights that a low-quality railway network limits daily mobility and reduces consistent access between residential areas and economic centres.
He explains that this rail crisis leads to “a greater concentration of real estate demand in Barcelona and its immediate metropolitan area, putting upward pressure on prices and hindering urban decentralisation.” At the same time, it slows residential development in areas that, with efficient connectivity, could attract residents and investment, easing property congestion and improving overall quality of life.
Overall, transport and infrastructure act as structural factors that influence land value, the viability of new projects and Catalonia's territorial competitiveness.
For his part, Leonardo Cromstedt, president of Keller Williams Spain-Andorra, notes that the railway crisis has once again exposed weaknesses in the transport system, which could impact the housing market.
In certain towns of the Barcelona metropolitan area, such as L'Hospitalet de Llobregat, Badalona and Sabadell, where many daily commuters rely on rail, “accidents, strikes, speed limits and disruptions are affecting the perception of accessibility,” says Cromstedt. These areas traditionally offered more affordable housing because travel times to the city centre were reasonable, “and when that equation breaks down, some buyers think twice, making these locations less attractive in the short term.”
“Greater interest in homes with metro or bus links”
Good mobility is essential, as many are buying homes outside the main city.
Leonardo Cromstedt has noted a growing sense of instability among regular train users since the start of the year. “In Catalonia, several incidents on the Rodalies commuter rail network have increased disruptions and reignited debate about the metropolitan transport system's reliability, something that is already beginning to influence the residential market,” he says.
The expert adds that in recent weeks there has been greater interest in homes with better bus, metro links or other urban alternatives, while some peripheral areas show a slower pace of transactions.
“This change is not so much a structural shift in demand as a logical reaction to uncertainty: when daily commutes become more complicated, buyers tend to prioritise locations that offer greater security in their routines,” he explains.
However, Cromstedt acknowledges that this effect is usually temporary, as seen during the pandemic, and the market eventually rebalances. “In practice, most purchasing decisions continue to be guided by more stable factors – budget, family needs or proximity to employment – so it is expected that, as disruptions decrease, the market will return to more typical demand patterns,” concludes the president of Keller Williams Spain-Andorra.
Impact of the commuter rail crisis on housing stock and purchases
From a market perspective, Vicenç Hernández Reche believes that poor railway infrastructure reduces the effective housing stock – the homes that are truly attractive and functional for households. This limits purchasing options, particularly for the middle class, and worsens the imbalance between supply and demand in well-connected areas.
“Without a substantial improvement in transport, policies aimed at increasing supply tend to be inefficient, since the problem is not only quantitative but also one of location, as supply is concentrated in very specific areas, creating a population imbalance with various negative effects.” As a result, high prices and increasingly limited access to housing are reinforced.
According to the Keller Williams expert, demand remains strong, but supply is limited, and when mobility falters, many buyers concentrate even more on well-connected locations with established services.
