Our inaugural NSW Living Sectors report examines the three residential investment sectors reshaping NSW’s housing landscape — block of units, co-living and build to rent — against a backdrop of record rents, compressed vacancy and significant taxation reform.

Greater Sydney’s median unit rent has reached $750 per week, a 51.5% increase in under five years, while vacancy rates remain below 2.0% across all rings. The 2026/27 Federal Budget’s removal of negative gearing for new residential property purchases and elimination of the 50% CGT discount have fundamentally altered the block of unit investment landscape, creating stark divergence between existing owners and prospective buyers.

This edition covers rental growth trends and vacancy dynamics across Sydney’s inner, middle and outer rings, block of unit transaction activity and yield compression, the co-living pipeline of 14,503 rooms and its emerging institutional appeal, and the build to rent sector’s 13,552-unit NSW pipeline as offshore and domestic superannuation capital builds toward scale.

Download the full report for detailed sector-by-sector analysis and a forward-looking outlook on NSW’s living sectors through 2026 and beyond.