We currently have affordable rental housing in the Sydney Metro, Central Coast and Hunter regions, and some in SE Queensland on occasion.
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Eligibility Criteria
Who is eligible?
If you meet certain eligibility criteria based on income, household composition or other metrics you may be eligible for an affordable rental property. Specific criteria may vary between affordable housing providers, depending on the affordable housing programs that they participate in.
Annual income earned is one of the key eligibility criteria for affordable rental housing. People on very low, low and moderate incomes are eligible to apply for this type of rental housing. Other criteria that may apply include whether the applicant has Australian citizenship or permanent residency, whether the household would be able to secure suitable or adequate housing in the private rental market and whether the household owns any assets, e.g. property.
If your household earns a low or even a moderate wage, you may meet the eligibility criteria for affordable rental housing. What’s considered ‘very low’ to ‘moderate’ income is defined by the relevant housing program (most of which are government sponsored) and take into consideration the number of people in a household, their annual income and applicable government guidelines.
What are the main affordable housing income limits?
A large majority of affordable rental housing in NSW would be subject to income limits set under the Commonwealth Government’s National Rental Affordability Scheme (NRAS), and/or the NSW Affordable Housing Ministerial Guidelines. The latest income limits for these two are shown below.
There are other (smaller) affordable housing programs, which may have different income limits.
National Rental Affordability Scheme (NRAS)
The household income limits for the 2025-2026 NRAS year (ie. the period of 1 May 2025 to 30 April 2026) are:
| Household composition | Initial Income Limit |
|---|---|
| First Adult | $62,794 |
| First Adult - Sole Parent | $66,046 |
| Each Additional Adult | $24,024 |
| Each Child* | $20,832 |
*Child means a person under 18 years of age who is financially dependent on an eligible tenant. If a person under 18 years of age is financially independent, they are considered an adult for NRAS purposes.
NRAS definition of income: income takes into account a tenant’s income that is earned, derived or received including a periodical payment or benefit received as a gift or allowance. The tenant’s income is not limited to taxable income but refers to the ‘gross income’ of the household that is living in the approved rental dwelling. For more information visit The Australian Government’s Department of Social Services website.
Please note 2 important exceptions apply:
- As a financially independent child is considered an adult for NRAS income limit purposes - if there is a financially independent child (or children) in your household, please deem the child (or children) as an adult(s) when you search for property on WelcomeMat, so that we can process the correct income limits for you.
- You may be entitled to a higher income limit for NRAS if you are an ‘existing NRAS tenant’. More specifically, if you ceased to lease a dwelling under NRAS and apply for a new lease in a different NRAS dwelling, and the move between dwellings is because of unexpected or exceptional circumstances, then your allowed NRAS income limit could be 25% above the normal NRAS income limits. If you are potentially in this category, instead of doing a ‘normal’ search on WelcomeMat (which processes ‘normal’ NRAS income limits), please contact us by emailing us here.
The NSW Affordable Housing Ministerial Guidelines household income eligibility limits for 2024-25 are:
Sydney Region*
| Household Type | Very Low | Low | Moderate |
|---|---|---|---|
| Single adult | $33,600 | $53,800 | $80,700 |
| Each additional adult (18 yrs +) |
Add $16,800 to the income limit |
Add $26,900 to the income limit |
Add $40,400 to the income limit |
| Each additional child (under 18 years) |
Add $10,100 | Add $16,100 | Add $24,200 |
* ‘Sydney Region’ being 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
Rest of NSW
| Household Type | Very Low | Low | Moderate |
|---|---|---|---|
| Single adult | $30,400 | $48,600 | $72,900 |
| Each additional adult (18 yrs +) |
Add $15,200 to the income limit |
Add $24,300 to the income limit |
Add $36,500 to the income limit |
| Each additional child (under 18 years) |
Add $9,100 | Add $14,600 | Add $21,900 |
The Queensland Housing Investment Fund (HIF) household income eligibility limits for 2024-25 are:
| Household Type | Low-income: Maximum annual threshold* |
|---|---|
| First adult | $70,274.52 |
| First Sole Parent | $77,301.97 |
| Each Additional Adult | $19,620.26 |
| Each Child | $11,771.18 |
* These figures exclude overtime
* Figures are calculated as at 30 June 2024 and are subject to a 2.5% per annum escalation on 1 July each year
To ensure the affordable rental housing goes to people who need it, each listing will usually have a maximum household income limit.
Each provider will assess your application against their own eligibility criteria. This could mean some properties you are eligible for, and others you are not. WelcomeMat will help you with this process.
As requirements may differ between providers it’s best to approach each listed property, and whether you are eligible, independently.