It's really hard (maybe impossible) to completely stop speculation on land while at the same time being sure you can estimate your living expenses very long ter

It's really hard (maybe impossible) to completely stop speculation on land while at the same time being sure you can estimate your living expenses very long term when you buy a house (or rent, if there's rent control). If you think housing is a human right then you have to lock down taxes, otherwise it's like yeah it's a human right until it becomes "too expensive for you" and the government kicks you out of your house because you can't pay taxes. The human right is to establish a home, not to have to be a nomad constantly moving around to the places where you can pay taxes/rent. The problem is the current zoning laws are too individualistic. If let's say 20% of a block is ok to sell and allow high rises, if the building fits and meets neighborhood regulations they should be allowed to build it. In cities where you can do that, that usually convinces 60% more of the block into selling and moving out, since higher density housing zoning raises land prices. If you don't want to because you are in your last years, yeah that sucks. But you know what also sucks? Having to rent from slumlords or have 15 roommates in your prime while trying to contribute to society as a professional because your city decided to be a retirement community funded by commercial lease taxes from greedy tech companies.