Temporary affordability. Permanent uplift.
The affordable housing commitment can end after 15 years. The additional height and floor space is permanent.
Close the loophole.
Sign NSW Petition
Affordable housing, affordable forever– not just for 15 years.
NSW's In-fill Affordable Housing (IAH) policy gives developers bonus height and density. But a loophole allows them to demolish existing lower-cost homes and replace them with luxury apartments to maximise profits. Communities across Sydney are paying the price, while housing affordability continues to worsen.
We're calling for urgent policy reform. Help us reach 20,000 signatures to trigger a debate in NSW Parliament.
The issue
What the current policy is enabling?
"Affordable" can still be unaffordable.
A rent set as 80% below an extremely high market rent can remain beyond the reach of the households the policy is meant to help.
Existing lower-cost homes are at risk.
Lower-cost rental homes are being targeted because they are cheaper to acquire in high-value suburbs, where bonus height and density can unlock far more valuable luxury apartments.
Mainstream media is catching on.
In July, ABC's Four Corners investigation uncovered serious deficiencies in the nation's housing affordability schemes. More recently, The Australian highlighted three neighbouring Mosman projects — 40–48 Redan Street, 50–56 Redan Street and 48–50 Almora Street — as examples of the loophole in action.
Case studies
The same pattern across Sydney
Potts Point
The Chimes (45–53 Macleay Street)
80 existing studios/one-beds → 9 IAH units for 15 years.
James Packer-backed developer Time & Place plans to demolish 80 existing studio and one-bedroom apartments and replace them with just 34 predominantly luxury apartments, including only 9 affordable apartments for 15 years.
Planning Portal
Mosman
65 Muston Street
6 existing rental homes → 4 IAH units for 15 years.
By far the most expensive SSD in Sydney on a cost-per-unit basis, at more than $9 million per apartment (assuming a conservative 30% allowance for land value). Yet it would demolish six long-term rental homes currently renting below the Mosman median and replace them with ultra-luxury apartments.
Planning Portal
Mosman
1–3 Moruben Road
16 existing homes → 6 IAH units for 15 years.
The proposal would demolish 16 existing apartments, including established lower-cost rental homes, and replace them with 27 luxury apartments, of which only 6 would be affordable for 15 years.
Mosman Council
Paddington
160 Oxford Street
27 existing studio apartments → 10 IAH units for 15 years.
The proposal would demolish 27 existing studio and one-bedroom rental apartments providing lower-cost accommodation and replace them with 40 luxury apartments, including just 10 affordable housing units for 15 years.
Planning PortalCase-study information is based on published planning material and linked sources; live project status can change.
Sydney-wide SSD Application Pipeline
*The interactive map is created by Mosman Matters community group.
Open interactive mapTake action
Our NSW Petition asks for 3 simple things:
01
Affordable forever
Keep the current proportional formula, but require affordable housing delivered through the IAH bonus to remain affordable in perpetuity, rather than for only 15 years.
Current: minimum 15-year affordability term.
02
Genuine affordable rent caps
Set rent at the lower of 30% of the tenant household's income and 80% of market rent. A market discount alone is not enough in Sydney.
Current: ambiguous guidelines without clear requirements
03
No "grandfathering"
Urgently apply the amendments to future applications, applications under assessment, and existing projects where substantive construction has not commenced.
Why: Future-only reform can't prevent irreversible environmental and community damage.
Help us get 20,000 signatures!
Close the loophole.
20,000 signatures triggers a debate in the Legislative Assembly.
Useful Resources
Learn, share and take action
Sydneysiders protest "Affordable Housing" loophole with 600 smashed avo wraps
Politicians, councillors and community members joined Affordable Forever volunteers at Green Park, Darlinghurst.
Read more
The Filtering Fallacy: Why "Build More and Wait" Is Not an Affordable Housing Policy
One of the most common arguments in the housing debate sounds simple.
Read more
Email your MP or councillor
A personal letter from a constituent carries more weight than a petition. Use this helpful email template to reach out to your local MP or Councillor, and ask them to support the Affordable Forever campaign.
Read moreAbout Affordable Forever
Affordable Forever is a not-for-profit community group advocating for genuinely affordable housing in NSW. We're calling for urgent reforms to close planning loopholes.
We're not affiliated with any political party.
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