Italy’s Housing Paradox: Why Millions of Homes Lie Empty Amidst a Crisis
The housing question is once again at the forefront of public attention in Italy, marked by unused properties, skyrocketing rents, new forms of living, and changing family models. In this context, Andrea Napoli’s new book, “La Repubblica della Casa,” reconstructs the transformations that have shaped the Italian housing system since the post-war period. Once a symbol of security and growth, this model now shows deep cracks and struggles to meet contemporary needs. Idealista/news presents an interview with the author.
The Unused Heritage: A Deep-Rooted Problem
Napoli begins his book with a striking paradox: millions of people are searching for a home while millions of dwellings remain unused. How did Italy reach this situation?
“It’s the result of a series of factors that have accumulated over time,” explains Napoli. “On one hand, we have an enormous real estate heritage; on the other, a growing difficulty in matching supply and demand. Many owners prefer to leave properties vacant due to fear of non-payment, bureaucratic complexities, or regulatory uncertainty. Meanwhile, families are changing, cities attract new residents, and the demand for flexible solutions is growing. The problem is not just the quantity of available homes, but the system’s capacity to make them accessible and usable.”
The Decline of Homeownership and the Rise of Renting
For decades, homeownership was considered the primary goal for Italians. Today, this model appears to be in crisis. What is changing?
“Ownership remains an important value, but it is no longer the only answer to housing needs,” Napoli notes. “New generations move more frequently for study and work, families are less stable, and life paths have become more complex. In this context, the need to access a home without necessarily buying it is growing. Renting, which for years was considered a temporary solution, is taking on an increasingly central role and requires more evolved tools, protections, and models than in the past.”
Beyond Big Cities: A Widespread Crisis
The public debate often refers to a housing emergency. Does Napoli believe the problem only concerns large cities, or is it transversal?
“No, and that’s one of the most common misunderstandings,” he clarifies. “Certainly, cities like Milan, Rome, or Florence experience particularly evident tensions, but difficulties in accessing housing are also emerging in medium-sized centers and many peripheral areas. We are facing a transformation that involves the entire country: demographic flows are changing, the labor market is changing, and people’s needs are changing. The housing issue can no longer be seen exclusively as an urban problem.”
The Core Issue: Outdated Thinking
In his book, Napoli argues that the housing problem is not just a matter of prices. What is the real crux of the issue?
“The real crux is that the system continues to operate with categories from the past. In Italy, there is much discussion about the housing emergency, but little about the fact that we have approximately 8.5 million unused homes. The problem is not just building new houses: it’s understanding why such a significant portion of the existing heritage cannot re-enter the housing circuit. If we don’t address this issue, we will continue to have both scarcity of supply and an abundance of empty properties simultaneously.”
Housing as a Fundamental Right, Not Just a Commodity
Napoli contends that housing should be considered more than just an economic asset. What does he mean?
“Home is the starting point for many individual opportunities. It influences the ability to study, work, build a family, and participate in social life. When access to housing becomes difficult, the consequences are not only economic but affect social cohesion and the country’s development prospects. For this reason, I believe the issue of housing must return to occupy a central place in public debate.”
Outdated Regulations and the Need for Reform
The Italian rental market continues to be regulated by a reform dating back to 1998. Is it still adequate for a country that has completely changed since then?
“The point is not to establish whether that reform was right or wrong. The problem is that it depicted an Italy that no longer exists. In 1998, there were no short-term rentals as we know them today, remote work didn’t exist, professional mobility was different, and even the family structure was much more stable. Today, we have millions of people looking for flexible housing solutions and millions of properties that remain off the market. This should lead us to a serious reflection on the effectiveness of current tools.”
A Priority for the Future: Building Trust and Accessibility
If Napoli had to indicate one priority for the future of housing in Italy, what would it be?
“Overcoming the opposition between the interests of owners and the needs of those seeking housing. We need a system that generates trust and favors the circulation of currently unused properties. Solutions exist: greater innovation in services, more effective protection tools, simplification of processes, and a long-term vision. The real challenge is to build a housing market capable of responding to people’s needs without sacrificing economic sustainability.”
