The Rental Crisis in Australia - Implications for Property Owners and Tenants

The rental crisis in Australia has been an ongoing issue for several years, with a combination of factors contributing to the shortage of affordable rental properties. The situation has been exacerbated by the COVID-19 pandemic, which has resulted in job losses and financial difficulties for many Australians. As a result, the demand for affordable rental properties has increased significantly, with rental prices soaring in many major cities across the country.

The purpose of this blog post is to provide an in-depth analysis of the rental crisis in Australia and its implications for both property owners and tenants. We will examine the causes of the crisis, the consequences for both landlords and renters, and provide insights into potential investment opportunities for property investors.

I have outlined in the following section the key causes of the rental crisis that we are currently witnessing in Australia in 2023.

Housing affordability

One of the primary causes of the rental crisis in Australia is housing affordability. The cost of buying a home in Australia has increased significantly in recent years, making it difficult for many Australians to enter the property market. As a result, the demand for rental properties has increased, driving up rental prices.

Population growth

Australia's population has been steadily increasing in recent years, particularly in major cities such as Sydney, Melbourne, and Brisbane. This has led to an increase in demand for rental properties, with many people unable to afford to buy their own homes. This is further exacerbated with current forecasts of the population in Australia to increase by over 900,000 people over the next two financial years.

Reduced investor activity

In recent years, there has been a reduction in investor activity in the Australian property market. This has been due to various factors, including changes to government policies and regulations, increased taxes on foreign investors, and tighter lending restrictions. As a result, there are fewer rental properties available, which has contributed to the rental crisis.

Government policies and regulations

The Australian government has implemented a range of policies and regulations designed to address housing affordability and reduce demand for rental properties. These policies include tighter lending restrictions for investors, foreign investor taxes, and increased stamp duty for property purchases. However, these policies have also had unintended consequences, including a reduction in investor activity and a shortage of rental properties.

Consequences of the rental crisis

Increasing rents

One of the primary consequences of the rental crisis in Australia is increasing rental prices. In major cities such as Sydney and Melbourne, rental prices have increased by over 20% in the last five years. This has made it difficult for many Australians to afford to rent a property, particularly those on lower incomes.

Low rental vacancy rates

Another consequence of the rental crisis is low rental vacancy rates. In some major cities, the vacancy rate for rental properties is as low as 1%, which means that there are very few properties available for rent. This has made it difficult for renters to find suitable accommodation, particularly in areas with high demand. We are seeing this continue to play out in markets, particularly with both migrants moving to Australia, and those expats returning who are struggling to find a suitable home to rent.

Homelessness and housing insecurity

The rental crisis has also contributed to an increase in homelessness and housing insecurity. Many Australians are unable to afford to rent a property, which has forced them to sleep rough or seek temporary accommodation in hostels or other facilities.

Potential impacts on the wider economy

The rental crisis in Australia could also have wider economic impacts. If people are unable to afford to rent a property, they may be forced to move to cheaper areas or live further from their place of work. This could result in increased commuting times, reduced productivity, and other economic impacts.

Implications for Property Owners

One of the most notable impacts of the rental crisis in Australia is on property prices. With high demand for rental properties, landlords are in a strong position to increase rental prices. As a result, property prices in areas with high demand for rentals have been steadily increasing. In fact, according to the latest data from the Australian Bureau of Statistics (ABS), the average property price in Australia has increased by 13.5% in the past year.

However, it is important to note that the impact on property prices varies across different regions and types of properties. For instance, areas with higher demand for rentals such as inner city suburbs and university towns have experienced higher property price growth. On the other hand, regions with lower demand for rentals and a higher supply of properties have seen slower growth in property prices.

Short-term impacts

In the short-term, the rental crisis can lead to increased rental income for property owners. With more demand for rental properties, landlords are able to increase rental prices, resulting in higher rental yields. This can be beneficial for property investors who rely on rental income as a source of cash flow.

Long-term impacts

In the long-term, the rental crisis may lead to increased property prices, which can benefit property investors. With limited rental options, more people may consider purchasing a property instead of renting, leading to increased demand for properties. This, in turn, can lead to higher property prices and potential capital gains for property investors.

Opportunities for property owners

Increasing rental demand

The rental crisis presents an opportunity for property owners to increase their rental income. With high demand for rental properties, landlords are in a strong position to increase rental prices. Property owners can also consider renovating their properties or offering additional amenities to attract tenants and increase rental income.

Potential for capital growth

The limited supply of rental properties can lead to increased demand for properties, which can lead to potential capital gains for property investors. Investors can benefit from this by purchasing properties in areas with high demand for rentals or areas that are expected to experience population growth.

Considerations for property investment

While the rental crisis presents opportunities for property investors, it is important to carefully consider the risks involved. Investors should consider factors such as property location, rental yield, vacancy rates, and potential changes to government policies and regulations.

Challenges faced by renters

The rental crisis has significant impacts on tenants, including limited rental options, high rental costs, housing insecurity, and financial stress.

Limited rental options

With a limited supply of rental properties, tenants may face difficulties finding suitable rental accommodation. This can result in tenants settling for properties that do not meet their needs or living in overcrowded conditions.

High rental costs

The rental crisis has led to increasing rental prices, which can make it difficult for tenants to afford suitable accommodation. This can result in financial stress for tenants and, in some cases, lead to homelessness or housing insecurity.

Housing insecurity

The limited supply of rental properties can lead to increased housing insecurity for tenants. With limited rental options, tenants may feel pressured to accept unfavourable rental terms or to remain in properties that do not meet their needs.

Financial stress

The high rental costs associated with the rental crisis can lead to financial stress for tenants. Tenants may struggle to cover their rental expenses, which can result in difficulties meeting other financial obligations such as utility bills, food, and medical expenses.

Strategies for tenants

Despite the challenges posed by the rental crisis, there are strategies that tenants can use to mitigate its impacts.

Negotiating with landlords

Tenants can consider negotiating with landlords for better rental terms, such as rent reductions or longer lease agreements. This can be particularly effective if the tenant has a good rental history and is a reliable tenant. Offering to sign a longer lease agreement, for example, can provide landlords with greater financial stability and reduce the frequency of turnover, which can be costly for property owners.

Considering alternative housing options

Tenants can also consider alternative housing options, such as share housing or co-living arrangements. These can be more affordable and can provide a sense of community and social connection. Additionally, alternative housing options can be particularly attractive for younger people or those new to the workforce.

Seeking financial assistance

In some cases, tenants may be eligible for financial assistance to help cover the cost of rent. This could include government programs such as rent assistance or crisis accommodation, as well as non-government organizations that provide support to those in need. It is important for tenants to be aware of the support available to them and to seek assistance if they are experiencing financial stress.

Advocating for policy change

Finally, tenants can advocate for policy change to address the root causes of the rental crisis. This can include lobbying governments to invest in affordable housing initiatives or to implement policies that support the development of new rental properties. Tenants can also work together with community organizations and advocacy groups to raise awareness of the issue and put pressure on policymakers to take action.


In conclusion, the rental crisis in Australia is a complex issue with wide-ranging implications for both property owners and tenants. The causes of the crisis are varied and include factors such as housing affordability, population growth, reduced investor activity, and government policies and regulations. The consequences of the crisis include increasing rents, low rental vacancy rates, homelessness and housing insecurity, and potential impacts on the wider economy.

For property owners, the rental crisis presents both challenges and opportunities. While there may be short-term impacts on property prices, there is also the potential for increased rental demand and capital growth. Property owners may also consider diversifying their investments and exploring alternative rental strategies, such as short-term rentals.

For tenants, the rental crisis has led to significant challenges such as limited rental options, high rental costs, housing insecurity, and financial stress. However, tenants can also consider strategies such as negotiating with landlords, considering alternative housing options, seeking financial assistance, and advocating for policy change.

Ultimately, addressing the rental crisis in Australia will require a multi-faceted approach that involves both government policy changes and action from individuals and communities. By working together, we can create a more equitable and sustainable rental market that benefits both property owners and tenants.


To Your Financial Success!

Jarrad Brown is an Australian-trained and qualified Fee-Based Financial Planner Global Financial Consultants Pte Ltd providing specialist financial advice and portfolio management services to Australian professionals in Singapore. Jarrad Brown is an Authorised Representative of Global Financial Consultants Pte Ltd - No: 200305462G | MAS License No: FA100035-3

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