About the Scheme

The National Rental Affordability Scheme (“NRAS”) was introduced in 2008 in response to the growing shortage of affordable rental dwellings in Australia. NRAS is financially supported by the Federal and State Governments and is managed and regulated under the legislative framework provided through the National Rental Affordability Scheme Act 2008 (NRAS legislation).

The aim of the Scheme is to:

1. Increase the supply of affordable rental dwellings;

2. Encourage private sector investment in affordable housing; and

3. Reduce rental costs for low to moderate income earners.

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Increase the supply of affordable rental dwellings

The Government awarded 36,807 NRAS incentives to 133 NRAS approved participants Australia wide.

  • As at 30 June 2017; 34,173 NRAS dwellings have been delivered into the Scheme with a further 2,634 NRAS dwellings yet to be delivered. (Source: NRAS Quarterly Performance Reporting for June 2017)

In Victoria there are:

  • 18 Approved NRAS Participants, including Loddon Mallee Housing Services Limited t/as Haven; Home, Safe (“HHS”).
  • As at 30 June 2017; 5,895 NRAS dwellings have been delivered into the Scheme with a further 211 NRAS dwellings yet to be delivered. (Source: NRAS Quarterly Performance Reporting for June 2017)
  • The Scheme is administered by the Government through the Department of Social Services (“DSS”).
  • The Government works with NRAS Approved Participants to administer the compliance, reporting and payment of the NRAS incentive for each property that meets the condition as prescribed under NRAS legislation.
  • NRAS approved Participants include not-for profit community housing providers and universities through to ASX listed property companies.
Encouraging Private Sector Investment
  • NRAS provides an investor with an annual incentive for up to 10 years.
  • The current NRAS Incentive amount is $11,114.33 (2017/18 year)
  • The NRAS Incentive is received annually in arrears in two components:

    1. Federal component paid as a Refundable tax offset (“RTO”) or Cash payment (currently $8,335.75)
    2. State component paid as a Cash payment (currently $2,778.58)

    The NRAS Incentive amount is fixed per dwelling and indexed annually on 1 May. To receive the NRAS Incentive, an investor must:
    1
    . Purchase an NRAS approved property and enter into an agreement, with the NRAS Participant for the dwelling;
    2. Lease the property at a rental of no more than 80% of market value rent to an eligible tenant.
    3. Ensure the property does not exceed the vacancy provisions and complies with all other conditions as prescribed under NRAS legislation.

Further details of the NRAS scheme can be found on the Australian Government Department of Social Services website:

Reducing Rental Costs for eligible tenants
  • To rent under NRAS you must be an “eligible tenant”.
  • Eligibility is based on the gross annual household income prior to entering into a lease; eligibility is re-assessed annually for continuing tenancies.
  • “Eligible tenants” receive the benefits of a discounted rent of at least 20% below market value rent.
  • The provisions of the Residential Tenancy Act apply to NRAS tenants.
  • Income limits are set by the Government and is indexed annually on 1 May. Income limits for 2017/18 are noted in the table below:

Household composition

Initial household income limit ($)

Existing tenant income limit ($)*

One adult

49,547

61,934

Two adults

68,501

85,627

Three adults

87,455

109,319

Four adults

106,409

133,012

Sole parent with one child

68,548

85,685

Sole parent with two children

84,983

106,229

Sole parent with three children

101,418

126,773

Couple with one child

84,936

106,170

Couple with two children

101,371

126,714

Couple with three children

117,806

147,258

CONTACT OUR NRAS TEAM TODAY

Do you have questions about your NRAS property? Our dedicated NRAS team can assist you.