A NSW Government website

Diverse and well-located homes

We’re focussed on supporting the development of homes where people want to live. 

We need more choice of different types of homes in well-located areas within walking distance from transport and close to shops and services.

Low- and mid-rise housing

Discover how low and mid-rise housing will benefit your neighbourhood.

Low- and mid-rise housing

We're proposing changes to the planning rules so we can help encourage the delivery of a range of different housing types.

We need more low- and mid-rise housing to fill the gap between detached homes and high-rise apartment buildings to suit people's changing lifestyle needs.

Our reforms will look at a range of opportunities to unlock supply of low-rise housing like terraces and dual occupancies and mid-rise housing of up to 6 storeys in well-located areas. Reforms will contribute to more housing diversity and affordability as well as creating thriving local communities.

Learn more about the benefits of low- and mid-rise housing, including more choice of homes and affordability.

Low-rise housing

Low-rise housing is 1–2 storey buildings that include dual occupancies (2 dwellings on the same lot), terraces, townhouses, and manor houses (low-rise apartment buildings).

Infographic illustration of low-rise housing.

To learn more about the different types of low-rise housing, read the Unpacking low-rise housing fact sheet (PDF, 1.5 MB).

Mid-rise housing

Mid-rise housing is 3–6 storey apartment buildings or mixed-use buildings with ground floor shops and apartments above.

Infographic illustration of mid-rise housing.

Proposed changes

The proposed reforms seek to:

  • Allow dual occupancies (two separate homes on a single lot), such as duplexes, in all R2 low density residential zones across all of NSW.
  • Allow terraces, townhouses and 2 storey apartment blocks near train stations and key town centres in R2 low density residential zones across the Greater Sydney region, Hunter, Central Coast and Illawarra Shoalhaven (Six Cities Region).
  • Allow mid-rise apartment blocks near train stations and key town centres in R3 medium density zones across the Six Cities Region.
  • Introduce new planning controls, such as floor space and height allowances, that encourage low- and mid-rise housing in well-located areas.

For more information on the diverse and well-located housing program, read our Diverse and well-located housing reforms fact sheet (PDF, 801 KB).

Exhibition of the explanation of intended effect

The Explanation of Intended Effect: Changes to create low- and mid-rise housing (PDF, 8 MB) was on public exhibition from 15 December 2023 to 23 February 2024. The document is still available for viewing. We thank everyone who has made a submission.

We are currently considering all feedback and approaches to ensure our reforms are applied in the right areas and support the development of more low and mid-rise housing where people want to live. We will continue to work with councils and other stakeholders to ensure we have the settings right before finalising the reforms.

We will finalise the reforms by mid-2024 through changes to planning legislation.

Consultation with councils and stakeholders

The department has held briefings and workshops with many councils and other stakeholder groups. The department will consult further with individual councils to work to resolve potential issues to ensure the policy achieves the best housing outcomes for the community.

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