The lack of diverse housing in Lismore and the Northern Rivers has been a consistent talking point for all levels of government and the community for the last decade, but especially since the 2022 big flood.

The NSW Government today announced new Budget measures that make it easier to deliver more homes, alongside the infrastructure and services communities need, in a bid to address the crisis.

As part of the 2025-26 Budget, the Government will:

·         Extend tax concessions for build-to-rent (BTR) housing developments; and

·         Release draft guidelines to speed up the delivery of homes and infrastructure through works-in-kind agreements with developers.

Extending tax concessions for build-to-rent developments

To give investors long-term certainty and encourage more rental housing supply, the 2025-26 Budget will extend key tax concessions for build-to-rent developments.

Under this change, owners of eligible new build-to-rent developments will now be able to access a land tax concession of a 50 per cent reduction in assessed land value indefinitely.

Build-to-rent developments typically make their returns to investors through providing long-term and stable rental income.

This means that build-to-rent housing may offer longer-term lease options, better security for tenants, and more housing choice for people at different life stages.

It also means that the expiry of the tax concession in 2039 is a key factor impacting investment decisions today.

This measure will improve the feasibility of build-to-rent developments, helping to unlock a steady pipeline of secure, high-quality rental homes across NSW.

It’s part of a broader strategy to deliver housing that meets the needs of today’s renters—families, key workers, and young people alike.

Ensuring new housing comes with the infrastructure people need

A works-in-kind agreement allows a developer to dedicate land for public purposes or deliver an infrastructure project, instead of paying a Housing and Productivity Contribution.

For example, rather than paying the state government a monetary contribution for the government to build a state road or school, the developer can instead provide the land for the school or build the road themselves and then hand the infrastructure over to the public authority.

This will help speed up the delivery of homes, especially in cases where critical infrastructure is required to unlock more housing, providing works-in-kind means a project can get underway faster. 

The draft guideline outlines how works-in-kind proposals are evaluated, prioritised, and managed under the Housing and Productivity Contribution scheme.

The Government is inviting feedback from industry before finalising the guidelines to ensure they achieve their intent of delivering more housing and infrastructure, more quickly.

The Housing and Productivity Contribution was introduced in October 2023. It helps fund the delivery of state infrastructure in high-growth areas of NSW like Greater Sydney, Central Coast, Illawarra-Shoalhaven, and the Lower Hunter.

The NSW Government is also preparing Infrastructure Opportunities Plans to identify and sequence the infrastructure required to support housing and industrial land targets.

The draft Works-in-kind Guideline is on exhibition for public feedback until 17 July 2025 at:  https://www.planningportal.nsw.gov.au/housing-and-productivity-contribution-scheme

The draft Works-in-kind Guideline is on exhibition for public feedback until 17 July 2025 at:  https://www.planningportal.nsw.gov.au/housing-and-productivity-contribution-scheme

Premier of NSW Chris Minns said, “You can’t build new homes without roads, parks, and schools to match, and the community shouldn’t have to wait for them.

“Whether it’s new tax incentives, planning reforms or fast-tracking infrastructure, we’re focused on making it faster and easier to build the homes and communities NSW needs.”

Treasurer of NSW Daniel Mookhey said, “These measures will give industry the certainty they need to build more homes, faster. 

“We are making sure we build the homes we need, along with the essential infrastructure we need to go with them.

“Extending the tax incentives for build-to-rent will make it easier for developers to build, and give renters more choice.”

Minister for Planning and Public Spaces Paul Scully said, “Local infrastructure was an afterthought with the former Liberal-National Government. We’re doing things differently, making sure homes are delivered alongside parks, roads and schools.

“The Minns Government is delivering more homes and better choices for home buyers and renters across the state.

“Works-in-kind is an important part of the mix in our provision of infrastructure. The Works-in-kind Guideline provides a clear, consistent approach to when and how it can be used.”