Income eligibility limits for affordable housing
1. Income bands by percent of median income - 2025/26
This information is based on the Appendix found in the NSW Affordable Housing Ministerial Guidelines .
For further information about affordable housing, please see Understanding affordable housing, Manage affordable housing and Renting affordable housing.
Further information can be found at Social and affordable housing - Housing SEPP For the legislation, please see State Environmental Planning Policy (Housing) 2021
Table 1: Income bands by percent of median income - 2025/26
In the planning legislation sited above, two median income measures are used:
- The first is based on the ABS Greater Capital City Statistical Area boundaries, including Central Coast LGA to the north, Blue Mountains LGA to the west and Wollondilly to the south.
- The second is based on the ABS Remainder of NSW Statistical Area. However, these Guidelines use the ‘whole of NSW Statistical Region’ instead of the ‘Rest of NSW statistical Region’. This is to take account of differences btween major regional areas vs remote areas.
These median income measures are generalised and do not take account of household type – single person, couple, couple with two children, single parent with one child, etc. Before the household income limits for affordable housing can be set, they need to be equivalised.
Equivalised income is a measure of household income that takes account of the differences in a household's size and composition, thus enabling comparison of income levels between households of differing size and composition, and reflecting the requirement of a larger household to have a higher level of income to achieve the same standard of living as a smaller household. Equivalised household income eligibility limits for affordable housing are at Table 2.
In general, the household income eligibility limit for the moderate income band sets the maximum income allowable for a household to be eligible for affordable housing. However, affordable housing managers are encouraged to allocate affordable housing to households from all three income bands, and some affordable housing programs require this. To better facilitate this, income limits for all three income bands are included in Tables 2, 3 and 4.
| Income bands | % of median income | Annual income limits (Sydney) 2025-26 | Annual income limits (remainder of NSW) 2025-26 |
|---|---|---|---|
| Very low | 50% median | $61,600 | $54,300 |
| Low | 50% - 80% median | $98,600 | $86,900 |
| Moderate | 80% - 120% median | $148,000 | $130,300 |
2. Calculating household income eligibility limits by household size
Table 2: Calculating household income eligibility limits by household size
To determine the household income eligibility limits by household size, take the following steps:
- Step 1: Add up the number of adults (18 years old or over) in the household.
- Step 2: Add up the number of children (under 18 years old) in the household.
- Step 3: For each adult and child add up the income allowance using Table 2.
| Household members | Gross annual household income | ||
Very low | Low | Moderate | |
| Sydney | |||
| Single adult | $36,000 | $57,600 | $86,400 |
| Each additional adult (18 years or over) | Add $18,000 to the income limit | Add $28,800 to the income limit | Add $43,200 to the income limit |
| Each additional child (under 18 years) | Add $10,800 | Add $17,300 | Add $25,900 |
| New South Wales | |||
| Single Adult | $32,500 | $52,100 | $78,100 |
| Each additional adult (18 years or over) | Add $16,300 to the income limit | Add $26,100 to the income limit | Add $39,100 to the income limit |
| Each additional child (under 18 years) | Add $9,800 | Add $15,600 | Add $23,400 |
Table 3 & 4: Household income eligibility limits by household size and region: 2025/26
Affordable housing tenants are able to earn 25% over the maximum access income limit and still remain eligible.
3. Household income limits by household sizes
These two tables show maximum income limits for a range of different household sizes and combinations.
| Household type | Very low | Low | Moderate |
|---|---|---|---|
| Single | $36,000 | $57,600 | $86,400 |
| Single + 1 | $46,800 | $74,900 | $112,300 |
| Single + 2 | $57,600 | $92,200 | $138,200 |
| Single + 3 | $68,400 | $109,500 | $164,100 |
| Couple | $54,000 | $86,400 | $129,600 |
| Couple + 1 | $64,800 | $103,700 | $155,500 |
| Couple + 2 | $75,600 | $121,000 | $181,400 |
| Couple + 3 | $86,400 | $138,300 | $207,300 |
| Household type | Very low | Low | Moderate |
|---|---|---|---|
| Single | $32,500 | $52,100 | $78,100 |
| Single + 1 | $42,300 | $67,700 | $101,500 |
| Single + 2 | $52,100 | $83,300 | $124,900 |
| Single + 3 | $61,900 | $98,900 | $148,300 |
| Couple | $48,800 | $78,200 | $117,200 |
| Couple + 1 | $58,600 | $93,800 | $140,600 |
| Couple + 2 | $68,400 | $109,400 | $164,000 |
| Couple + 3 | $78,200 | $125,000 | $187,400 |
Tables 5 & 6: Ongoing eligibility income limits for affordable housing tenants: 2025/26
Table 5 shows the ongoing eligibility maximum income limits for Sydney tenants, while Table 6 shows ongoing eligibility maximum income limits for NSW.
4. Ongoing eligibility - income limits for existing tenants of affordable housing
Ongoing eligibility income limits for affordable housing tenants by household size and region: 2025/26
| Household type | Ongoing eligibility maximum income limit |
|---|---|
| Single | $108,000 |
| Single + 1 | $140,375 |
| Single + 2 | $172,750 |
| Single + 3 | $205,125 |
| Couple | $162,000 |
| Couple + 1 | $194,375 |
| Couple + 2 | $226,750 |
| Couple + 3 | $259,125 |
| Household type | Ongoing eligibility maximum income limit |
|---|---|
| Single | $97,625 |
| Single + 1 | $126,875 |
| Single + 2 | $156,125 |
| Single + 3 | $185,375 |
| Couple | $146,500 |
| Couple + 1 | $175,750 |
| Couple + 2 | $205,000 |
| Couple + 3 | $234,250 |
5. Maximum income eligibility limits for National Rental Affordability Scheme (NRAS) properties
Where dwellings receive Government financial assistance under the National Rental Affordability Scheme, the eligibility of tenants will be determined against the set income limits applied by the Australian Government’s Department of Social Services (DSS).
Household income limits are indexed annually on 1 May in accordance with the NRAS tenant income index. Eligible tenants' income must be equal to or less than the initial income limit when they become a tenant of an NRAS dwelling. The initial and ongoing maximum income limits for NRAS properties can be located on DSS’ NRAS website:
National Rental Affordability Scheme income limits
More information about NRAS can be found on the DSS website at:
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