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Zoning, licensing, tax, and compliance guidance for coliving operators and investors in Australia.
Australia's coliving regulatory landscape is governed primarily at the state and local government levels, with each state and territory having its own planning legislation, building codes, and tenancy laws. The National Construction Code (NCC) provides a baseline for building standards nationally, but planning controls and housing classifications are determined by state legislation and local council development control plans.
Coliving in Australia typically falls into one of several planning categories depending on the jurisdiction: boarding house, co-living housing, build-to-rent, or group home. New South Wales has been the most proactive in creating a specific planning framework, with the State Environmental Planning Policy (Housing) 2021 including provisions for co-living housing as a distinct development type with specific standards for room sizes, communal areas, and accessibility.
The Australian coliving market is emerging in response to severe housing affordability challenges, particularly in Sydney and Melbourne. Strong population growth driven by immigration, a chronic undersupply of housing, and increasing demand for flexible urban living are creating the conditions for coliving to scale. State governments are increasingly open to innovative housing models as they struggle to meet ambitious housing supply targets (1.2 million new homes by 2029 under the National Housing Accord).
Last updated: 2026-02-15
Each state defines coliving through its planning legislation. NSW SEPP (Housing) 2021 includes co-living as a distinct category. Victoria and Queensland classify similar developments as rooming houses or boarding houses with different requirements.
National building standards covering fire safety, accessibility, energy efficiency, and structural requirements. Class 3 buildings (boarding houses, hostels) have specific requirements different from Class 2 (apartments).
State-level tenancy legislation governing landlord-tenant relationships. Each state has different provisions for boarding house or rooming house agreements, which may differ from standard residential tenancy protections.
Strata bylaws can restrict short-term accommodation and subletting within strata-titled buildings. Operators in strata properties must ensure their coliving model complies with the body corporate rules.
NSW requires registration of boarding houses with the local council and compliance with the Boarding Houses Act 2012 (amended 2024). Victoria has a similar rooming house registration requirement under the Rooming House Operators Act.
Assesses and determines development applications for coliving projects, enforces local planning controls
Sets state planning policies, housing definitions, and strategic housing supply targets
Maintains the National Construction Code (NCC) that sets building standards including the Class 3 requirements for boarding houses
Administers residential tenancy legislation and boarding house registration requirements
Our advisory team provides hands-on regulatory guidance for coliving operators and investors entering new markets.
