Renting affordable housing

Affordable rental housing is for very low to moderate income households and is available for rent at a lower price than usual market rent. By paying a lower amount of rent, households are better placed to afford other living costs.

Affordable housing is different to social housing. Affordable housing is open to a broader range of household incomes than social housing, so you can earn more income and still be eligible. Rent is also calculated differently and there are different tenancy arrangements.

Both provide housing options for people who can’t meet their housing needs in the general market.

Affordable housing is available across NSW. It is usually managed by a registered Community Housing Provider.

Find my local Community Housing Provider

Eligibility

Eligibility for affordable housing mostly depends on your household income.

Other eligibility criteria may include:

whether you are a citizen or permanent resident of Australia
whether your household would be able to find suitable or adequate housing in the private rental market
whether you own any assets (eg. a property) which you could use to address your housing need
whether you can show that you are able to maintain a successful tenancy.

Exact criteria varies between providers, so you will need to check before you apply.

Generally, tenants of affordable housing enter into a lease for a fixed term and you will need to continue to meet the eligibility criteria during the tenancy.

As long as you remain eligible for affordable housing the lease can generally be renewed or continued.

Household income limits

Household income criteria for affordable housing can vary, so always check income limits with the provider when you apply.

In general, usual income limits to be eligible for affordable housing for different households are:

Usual income limits to be eligible for affordable housing for different households (Sydney, 2024-25)

Household size	Very low	Low	Moderate
Single	$33,600	$53,800	$80,700
Single + 1	$43,700	$69,900	$104,900
Single + 2	$53,800	$86,000	$129,100
Single + 3	$63,900	$102,100	$153,300
Single + 4	$74,000	$118,200	$177,500
Couple	$50,400	$80,700	$121,100
Couple + 1	$60,500	$96,800	$145,300
Couple + 2	$70,600	$112,900	$169,500
Couple + 3	$80,700	$129,000	$193,700
Couple + 4	$90,800	$145,100	$217,900

Usual income limits to be eligible for affordable housing for different households (NSW outside of Sydney, 2024-25)

Household size	Very low	Low	Moderate
Single	$30,400	$48,600	$72,900
Single + 1	$39,500	$63,200	$94,800
Single + 2	$48,600	$77,800	$116,700
Single + 3	$57,700	$92,400	$138,600
Single + 4	$66,800	$107,000	$160,500
Couple	$45,600	$72,900	$109,400
Couple + 1	$54,700	$87,500	$131,300
Couple + 2	$63,800	$102,100	$153,200
Couple + 3	$72,900	$116,700	$175,100
Couple + 4	$82,000	$131,300	$197,000

Income limits change each year and will be updated and available here.

Rent amounts for affordable homes

Rent amounts depend on each home, so you will need to confirm with the provider. There are 2 different ways to calculate rent amounts:

1

As a discount of the current market rent, usually set around 75-80% of market price.

2

As a proportion of household income, usually set around 25 and 30% of household income (before tax). You may also be charged 100% of any Commonwealth Rent Assistance (CRA) entitlement if you are eligible.

To apply

Use the Community Housing Provider Register to find and contact providers that manage affordable housing in your area.

Current vacancies

You can also look for current vacancies on:

Welcome Mat (a dedicated affordable housing platform)
realestate.com or Domain, by filtering for affordable housing.

You will need to apply to the community housing provider for each location. You can apply to as many as you like and each application will be assessed separately.

If there is no vacancy for affordable housing, you may go on a waiting list if one is maintained by the provider.

An affordable tenancy will be similar to a tenancy in the private rental market, including the duration and the need to maintain the home.

Further information

For more information and to find affordable housing, visit: