In this episode, I sit down with housing expert Mr Mike Myers and economist Dr Diaswati (Asti) Mardiasmo to explore the challenges and opportunities facing affordable housing in Australia, with a particular focus on the Build to Rent (BtR) model. Mike, Chair of the Queensland Housing All Australians Committee and head of Project Solo, brings over four decades of experience in social and affordable housing. Asti, Chief Economist at PRD, draws on more than 20 years of analysing economic trends that shape property markets in Australia and abroad.

The conversation examines the structural and policy barriers that limit the broader rollout of BtR, including its classification in Australia as a commercial asset rather than infrastructure. This treatment affects planning, taxation and investment incentives, creating hurdles that do not exist in comparable international markets. While institutional interest in BtR is growing, both speakers highlight that regulatory misalignment continues to stall its true potential.

They also take a critical look at the current BtR business model, which often targets the upper end of the rental market to meet investor return expectations. As a result, BtR developments are frequently positioned as premium assets, offering high-spec amenities that price out many renters. This raises questions about BtR’s long-term sustainability and its ability to serve a broader demographic.

One of the key challenges discussed is the reliance on cross-subsidisation — where market-rate tenants help fund a proportion of affordable dwellings within the same development. While this model may help create mixed-income communities, Mike and Asti question its long-term viability without consistent government support. They caution against the emergence of a two-tier rental system and argue that policy makers must address affordability head-on rather than relying on indirect mechanisms.

The discussion also highlights the importance of regional equity, innovation in construction, and a more balanced housing mix. With an estimated shortfall of 750,000 affordable and social homes nationally, the speakers agree that CHPs alone cannot carry the burden of supply, and that broader partnerships are needed.

Mike puts forward the idea that Ana Bligh, former Queensland Premier and now CEO of the Australian Banking Association, could play a pivotal role in driving national leadership and attracting international investment for affordable housing, helping to close the gap between good policy and practical outcomes.

This episode offers a thoughtful and realistic view of where BtR fits in Australia’s housing future and what must change for it to become a truly inclusive, sustainable solution.

Keywords: Build to Rent, affordable and social housing, housing policy, urban development, cross-subsidy, premium asset, housing future, Australia

Every day, thousands cross the NSW–QLD border without noticing the invisible systems that shape where and how people live. But for those navigating housing challenges, that border can mark a major shift in policy, access and support.

In the first episode of my new podcast series on affordable and social housing, I spoke with Jackson Hills (Q Shelter, General Manager - Policy and Strategic Engagement) and John Engeler (Chair, National Shelter & CEO, Shelter NSW) about housing futures in the cross-border region and how coordination is evolving. Topics we explored:

• How rental bond policies vary between states and what that means for renters
• The way emergency housing services operate on either side of the border
• Different planning and certification approaches for build-to-rent and modular housing
• The role of climate resilience in large-scale housing investment across jurisdictions

We also looked at where collaboration is already happening, from councils sharing resources to service providers learning from each other’s models. NSW’s bond assistance programs and QLD’s rapid housing projects show how each state brings something valuable to the table.

People in housing stress don’t see borders — and more often, the systems supporting them are starting to think the same way.