马德里，10月6日电 - 西班牙的提前大选将围绕一个连续三年位居选民关切榜首、却直到两周前才主导政治辩论的议题展开：住房。
MADRID, Oct 6 - Spain's snap election will revolve around an issue which has topped voters' list of concerns for three years straight but, until a fortnight ago, failed to dominate the political debate: housing.
上个月，马德里市中心87岁老人马里卡门·阿瓦斯卡尔因所在楼宇被一家房地产公司收购而面临驱逐，这一事件彻底搅动了该国政坛。她的遭遇引发全国性抗议，将住房问题推上议程首位，甚至盖过了移民议题——后者因休达发生大规模偷渡事件而占据新闻头条数周。
It was the attempted eviction of 87-year-old Maricarmen Abascal in central Madrid last month after her building was bought by a real estate firm that upended the country's politics. Her case triggered nationwide protests and catapulted the issue to the top of the agenda, even overshadowing immigration which had dominated headlines for weeks following a mass migrant crossing in Ceuta.
西班牙的住房短缺与欧洲其他国家如出一辙：繁杂的官僚体系和劳动力短缺阻碍供给、短期租赁泛滥以及城市中心的高需求推高房价，导致农村地区日益空心化。
Spain's housing shortage shares patterns with others across Europe: complex bureaucracy and labour shortages stalling supply, proliferating short-term rentals and high demand in urban centres pushing up prices, and rural areas hollowing out.
从爱尔兰2024年大选到柏林最近的市长选举，这一议题在该地区尤为激发年轻选民的共鸣，他们厌倦了将不断上涨的收入比例用于支付房租。然而，如何解决西班牙的住房危机却引发了激烈争论。“信任我们来解决”首相佩德罗·桑切斯领导的社会党政府上周五在议会提出的住房计划，被右翼议员否决。他们辩称，这些措施——从租金上限到限制企业实体购买房地产——将通过扼杀供给而加剧问题。
From Ireland's 2024 election to Berlin's recent mayoral race, the topic has particularly galvanised young voters across the region tired of spending a rising proportion of their incomes on rent. Yet how to resolve the crisis in Spain is a matter of bitter debate. 'TRUST US TO FIX IT' Housing plans proposed by Prime Minister Pedro Sanchez's Socialist government in Parliament last Friday were struck down by rightwing MPs who argued the measures - ranging from rent caps to limits on purchasing real estate for corporate entities - would worsen the problem by choking supply.
中右翼反对党人民党领袖阿尔韦托·努涅斯·费霍承诺，每年建设25万套新住房，创造60万个就业岗位。
Alberto Nunez Feijoo, the leader of the centre-right opposition People's Party, is pledging instead to build 250,000 new homes a year in projects creating 600,000 more jobs.
“如果西班牙人给我信任，我的优先事项、我的成功，将是住房政策，”费霍表示。根据9月民调，其党支持率约33%领跑，社会党约26%。
"If Spaniards give me their trust, my priority, my success, will be housing policy," said Feijoo, whose party leads voting intention in September polls with around 33% support to the Socialist PSOE's 26%.
费霍还主张加快城市规划以释放建设用地，并为年轻人提供更有力的按揭和租房担保。
Feijoo also wants to speed up urban planning to free up land for development and provide stronger mortgage and rental guarantees for young people.
但也有人对他的承诺持怀疑态度。28岁的马德里居民玛尔塔是数万名走上街头抗议、对法令被推翻表示不满的示威者之一，她希望选举成功能增强左翼解决这一问题的授权。“如果我们把这个问题交给右翼，情况只会变得更糟，”她说。“推卸责任”西班牙的区域化结构往往阻碍解决问题。中央政府可以制定住房立法并设计全国性的激励和补贴计划，但具体实施和更广泛的城市规划主要下放给地方政府和市政当局。
But some are sceptical about his promises. Marta, a 28-year-old Madrid resident and one of tens of thousands of protesters who took to the streets to voice discontent at the decree being struck down, hopes a successful election will strengthen the left's mandate to fix the issue. "If we leave this issue in the hands of the right, it's going to get much worse," she said. 'PASSING THE BUCK' Spain's regionalised structure often stands in the way. Central governments can set housing legislation and devise nationwide plans for incentives and subsidies, but their implementation, and wider urban planning, is largely devolved to regional governments and municipalities.
自2018年社会党执政以来，各类工具——从社会党提出的租金管制到保守党提出的简化规划许可——均被推翻、阻挠或干脆未予落实。
All types of instruments - from rent controls proposed by the Socialists to eased planning permissions proposed by conservatives - have been struck down, blocked, or simply not implemented since the Socialists took power in 2018.
二十年前，一场房地产泡沫及随后的市场崩盘重创西班牙经济，如今该国住房市场已从严重过剩转为大幅短缺，据其央行估计缺口达75万套，并可能在2028年达到100万套。
Two decades on from a housing bubble and subsequent market collapse that scarred its economy, Spain's has flipped from a housing glut to a major deficit, estimated by its central bank at 750,000 homes and likely to reach a million by 2028.
得益于超低利率和移民增加，需求稳步复苏，但在最需要的地区，新增供应却未能跟上，因开发商和贷款机构受危机创伤且缺乏工人，不愿恢复建设。
A steady recovery in demand, boosted by ultra-low interest rates and rising immigration, was not matched by new supply in the areas needing it most, as developers and lenders scarred by the crisis and lacking workers were loath to resume building.
尽管73%的西班牙人拥有自有住房，但官方统计显示，现在超过一半的18至34岁年轻人与父母同住或依赖父母提供生活费。去年房价涨幅是工资涨幅的三倍，迫使更多人转向租房。
Though 73% of Spaniards own their homes, over half of 18-34 year olds now live with their parents or depend on them for living costs. House prices rose at three times the rate of wages last year, official statistics show, pushing more people to rent.
按欧盟委员会测算，西班牙社会住房存量占比仅为1.7%，在欧盟国家中属于最低水平。
At just 1.7% by European Commission calculations, its social housing stock is among the lowest in the EU.
“玛丽卡门只是冰山一角。这种情况已经持续太久了，政府和各自治区都在互相推诿，难辞其咎，”现年40岁、出生于马德里的亚历克斯·多明格斯说道。他因分手后双方都找不到负担得起的替代住房，只能继续与前女友玛尔塔同住。“秃鹫基金”发起抗议的租户工会呼吁严厉打击“秃鹫基金”，该工会称这些机构投资者推高了房价并迫使租户被驱逐。
"Maricarmen was the tip of the iceberg. This situation has gone on forever, and all parties, the government and the regions, are to blame for passing the buck," said 40-year-old Alex Dominguez, a Madrid native living with his ex-girlfriend Marta because neither has found an affordable alternative since their breakup. 'VULTURE FUNDS' The Tenants' Union driving protests has called for a crackdown on "vulture funds", corporate investors it said were driving up prices and forcing evictions.
该工会已成功介入多起机构投资者购买房产的案件，通过谈判争取赔偿或阻止了类似玛丽卡门遭遇的驱逐。
The union has successfully intervened in several cases where properties were bought by institutional investors, negotiating compensation or preventing evictions like Maricarmen's.
但埃萨德经济政策研究中心主任豪尔赫·加林多认为，政府对私人投资者采取激进行动会抑制建设项目。
But Jorge Galindo, director of the Centre for Economic Policy EsadeEcPol, argued that aggressive government action against private investors would chill construction projects.
“政府法令在保护现有租户和为尚未找到住所者增加供给之间制造了权衡，”加林多表示。
"The (government) decrees create a tradeoff between protecting those already in rent and facilitating supply for those who haven't yet found a place to live," Galindo said.
土地注册数据还显示，在马德里等人口稠密城市之外，机构持有的房产微乎其微。
Land registry data also shows institutional ownership outside densely populated cities like Madrid is minimal.
全国仅有4.4%的住房归公司所有，拥有11套及以上出租房产的房东仅占4.3%，这一数量会使他们受到更严格的监管。
Just 4.4% of homes nationwide are owned by companies and 4.3% of landlords have 11 or more properties on the market, an amount that subjects them to stricter regulations.
据西班牙央行数据，约40%的出租住房属于仅有一套出租房产的个人房东，他们靠租金收入补贴工资。
Some 40% of homes for rent belong to individual landlords with just one property on the market who supplement wages with rental income, according to the Bank of Spain.
政治分析师克里斯蒂娜·蒙赫表示，这意味着成功的政府政策必须在房主——占人口四分之三——与租户——一个规模较小但不断增长且更脆弱的群体——的利益之间取得平衡。
Political analyst Cristina Monge said that meant successful government policies had to balance the interests of homeowners who make up three-quarters of the populace and renters, a smaller but growing and more vulnerable group.
“业主们看到自己的孩子连住房都难以获得——不仅是购买，甚至连租赁都困难，”她说。“这正是当前住房政策如此复杂的原因；如果我国租房人口比例更高，或许相关政策的制定会简单一些。”然而，对于在马德里参加游行的部分抗议者来说，则需要采取更激进的措施。
"Property owners see their own children struggling to access housing - not just to buy, but even to rent," she said. "That is what makes housing policy so complex now; if we were a country with a higher percentage of renters, the policies required might be simpler to devise." Still, for some of the protesters who marched in Madrid, radical steps are needed.
“我们在处理这个问题时，需要多一些人文关怀，”亚历克斯的前女友玛尔塔说。“住房是一项权利。”路透社
"We need a bit of humanity in how we deal with this," said Marta, Alex's ex-girlfriend. "Housing is a right." REUTERS