Lax zoning regulations, relatively cheap labor, low cost of materials, and depreciating home values incentivize building new real estate. That is what separates Tokyo from New York City.
There's also (relatively) strong renter protections, including effectively frozen rent.
Yes, it's possible to increase rent, but only if the surrounding areas prices have increased, and even then the renter has to agree or it otherwise goes to court and the court tends to not side with landlords.
> and depreciating home values incentivize building new real estate
Yes and no. Most housing in Tokyo is apartment complexes and/or condos, which do not depreciate very much (and in fact in the past few years have appreciated by ~30%). Standalone houses depreciate, but the land appreciates. That leads to new construction for those properties, which often then turn into apartment complexes.
Basically, it's a matter of mostly becoming more dense over time, while also restricting price increases of rents.
I don't think it's any of that. Or at least those sre all second order efdects.
It's a much more conformist, homogenized culture so there's less resistance in implementing policy on general.
Also, housing isn't an "asset" the way it is in the US. You simply don't place as much value on your house over there, so there's less resistance to renovating or outright demolishing houses every few decades. Americans would instead see money going down the drain.
Have you lived in one of those rent controlled “paradises”? In Europe, yes, there are sizeable populations living in subsidized housing, and often there are restrictions on rent increases, but new tenants pay way higher prices and have to compete for every available unit with dozens of other potential tenants.
New tenants frantically overbidding each other, while old tenants pay pennies compared to today’s market prices, mmm, what a life.
“it can work” in some way of course. People are surprisingly adaptable to living in semi-dysfunctional environments.
But it reality the only thing that truly works is building a lot of housing.
> new tenants pay way higher prices and have to compete for every available unit with dozens of other potential tenants.
Rent control isn't the cause of that, though, it's lack of housing supply to meet demand. If there was no rent control, competition would be just as fierce, and prices still high.
The housing situation in Vienna has benefited significantly from massive population decline. As much as the population has grown in recent years, it is only now approaching the population it had a century ago.
Some genuinely lovely so-called “rust-belt” cities in the US have enjoyed a cheap housing renaissance on the back of historical population decline that is driving population increase now.
