We need to build more homes.
Agreed.
HAP and rent freezes are not a cause of the current crisis, they are a reaction to it. I do not agree with such measures in a stable functioning property market. However, we do not have such a market rather a dysfunctional failed market.
In 2004 some 230,000 people were employed in the construction industry. In 2025, it is estimated to be around 175,000. This despite the fact that our population has increased by 30% + in the same period.
HAP and rent freezes are only periphery issues. HAP has about 50,000 tenancies, rents are at historically high prices along with house prices. Neither higher rents or more landlords build more houses. Landlords compete with prospective owner-occupiers for property driving prices higher. If owner-occupier returned to its historical high of 80+% this would assist in some part to alleviate pressures for those wanting to buy but caught in the spiraling rental market.
The issues are far deeper and, significantly wider afield. Across many EU countries, in the UK, in the US, Australia the issue of unaffordable housing, shortage of construction labour and high levels of homelessness are common experiences.
This is the consequence of the crash from 2008 and the bankruptcy of dozens (hundreds?) of construction companies. As you know, construction companies are heavily capitalised and simply cannot re-brand and pop-up as something new following insolvency.
I'm in favour of property tax but not as it is currently designed. A couple starting out with home valued €240,000 (say mortgage of €216,000) are paying tax on the entire €240,000. It may only be a small amount but it is an annual fee charged primarily on the mortgage. It is not a wealth tax, it is debt tax.
The only wealth created is when the property value increases above the purchase price.
Property tax is a means of re-allocating wealth and if thought out properly could be used as a means to invoke more mobilisation in the market (ie down-sizing when the kids have flown the nest).