Brisbane is experiencing rapid population growth, which, combined with the nationwide housing affordability crisis, has placed immense pressure on the city’s housing market. The focus has long been on high-density urban developments or sprawling suburban estates, but there is a growing gap in the middle of the housing spectrum. This gap—often referred to as ‘the missing middle’—presents a unique opportunity for developers to create housing solutions that not only meet market demand but also align with government incentives aimed at alleviating the housing crisis.
At Ivory Collective, we believe the ‘missing middle’ holds the key to Brisbane’s housing future. These housing types that fall between high-rise apartments and stand-alone homes, offer a solution that maximises space efficiency while maintaining a level of liveability that families and individuals are seeking in this urban environment.
TRIO on AMOS by Refresh* is an innovative example of medium-density housing in Fortitude Valley. The site, which was previously used as a car park, was transformed into three floating houses with outdoor spaces, highlighting Brisbane’s potential for in-fill development.
Understanding the ‘Missing Middle’
The ‘missing middle’ refers to housing typologies such as townhouses, duplexes, triplexes, courtyard apartments, and small-scale, multi-unit dwellings that offer a balance between high-density and low-density living. These housing types are designed to fit into existing neighbourhoods, preserving community character while increasing housing stock in key urban areas like Brisbane.
So why is this important? Because Brisbane’s housing market is under strain. Homeownership and rentals have become increasingly unattainable for many, and high-density developments aren’t always the right fit for families or individuals seeking a sense of community and space. The ‘missing middle’ offers an alternative that blends the liveability of traditional homes with the efficiency of apartment living—an approach that appeals to both homeowners and developers alike .
For developers, the ‘missing middle’ offers an exciting opportunity to bridge the gap in Brisbane’s housing market. By creating medium-density housing, developers can cater to a wider audience, including young families, professionals, and downsizers, all while capitalising on key government incentives aimed at easing the housing crisis.
Queensland Government Incentives for Medium-Density Housing
Recognising the critical need for diverse housing options, the Queensland government has implemented several initiatives to encourage the development of medium-density housing and address the housing crisis. Here’s a look at some of the key incentives available to developers:
1. Growth Areas Team (GAT): This team, established by the Queensland Government, is dedicated to fast-tracking housing supply in key growth areas, which includes promoting medium-density residential projects. Developers working on ‘missing middle’ projects may benefit from expedited planning approvals and other supportive measures, helping them get projects off the ground faster.
2. Incentivising Affordable Housing Projects: Queensland’s government is also offering incentives and grants for developers who include affordable housing options in their projects. Programs like the ‘Build-to-Rent Initiative’ encourage developers to incorporate affordable rental units into medium-density developments . This aligns perfectly with the ‘missing middle’, where townhouses or low-rise apartments can offer affordable, liveable solutions for those priced out of other markets.
3. Infrastructure Charges Relief: Another attractive incentive for developers is the infrastructure charges relief. In some areas, the government is reducing infrastructure charges for developments that contribute to the housing supply, particularly in medium-density categories. This reduces upfront costs for developers, making ‘missing middle’ projects more financially viable.
4. Sustainable Building and Design Grants: Developers who integrate sustainability into their projects can access additional funding and grants. ‘Missing middle’ projects are well-suited for these initiatives, as medium-density developments often have a lower environmental footprint than high-rise buildings and can more easily incorporate sustainable design elements like green roofs, solar power, and rainwater harvesting .
These incentives not only make it easier for developers to build medium-density housing but also ensure that these projects contribute to the broader goal of increasing housing affordability and diversity in Brisbane.
ENVI Micro Urban Village by degenhartSHEDD is an award-winning compact development that showcases innovative high-density housing. Designed to balance sustainability, affordability, and livability, ENVI integrates light-filled spaces and greenery, redefining urban living in Brisbane.
Capitalising on the Opportunity
For developers looking to capitalise on these opportunities, the key lies in understanding the potential of medium-density housing to meet the needs of modern Brisbane. The growing demand for housing that fits between the extremes of high-rise apartments and stand-alone homes offers a promising market. Here’s how developers can take full advantage:
1. Design for Liveability: Today’s homeowners and renters are prioritising liveability. They want spaces that are functional, beautiful, and adaptable to their lifestyles. By designing medium-density homes that feel spacious, welcoming, and efficient, developers can attract buyers who want more than just a place to live—they want a place to thrive.
2. Maximise Space with Creative Design: One of the challenges of medium-density housing is maximising space without sacrificing quality. At Ivory Collective, we understand the importance of blending beauty and functionality. We can create layouts that feel open and adaptable, even in smaller footprints, creating spaces that enhance community and elevate lifestyles.
3. Integrate Sustainable Features: Sustainability is becoming a key factor for both buyers and investors. Medium-density developments offer the perfect opportunity to to take advantage of our sub-tropical climate and incorporate sustainable design elements, from energy-efficient appliances to passive solar design and eco-friendly materials. This not only reduces the long-term costs for residents but also aligns with Queensland’s government goals of creating a more sustainable future.
4. Leverage Government Incentives: Developers can make their projects more financially viable by tapping into the numerous incentives provided by the Queensland government as discussed before. Whether it’s infrastructure relief, fast-tracked approvals, or grants for sustainable design, these incentives can significantly reduce costs and accelerate timelines for medium-density projects.
Carlton Residences by Ivory Collective showcases a thoughtful approach to medium-density housing, balancing modern living with urban sustainability. With spacious balconies, natural light, and greenery, it offers a refined solution to the missing middle in Brisbane’s housing market.
At Ivory Collective, we see medium-density developments as an integral part of Brisbane’s housing future. The ‘missing middle’ represents more than just a solution to the housing crisis—it offers an opportunity to create thoughtful, liveable spaces that build community and provide a sense of belonging in the urban fabric.
As Brisbane continues to grow, the demand for diverse, adaptable housing will only increase. Developers who embrace the ‘missing middle’ will not only help solve the housing crisis but also contribute to a more vibrant, sustainable, and inclusive city.
Written by Sarah Porter - Founder at Ivory Collective
Sources:
degenhartSHEDD. (2020). ENVI Micro Urban Village, Brisbane. [online] Available at: https://www.degenhartshedd.com.au/envi-micro-urban-village [Accessed 17 Sep. 2024].
Macpherson, A. (2024). TRIO on AMOS, Fortitude Valley, Brisbane. [online] e-Architect. Available at: https://www.e-architect.com [Accessed 17 Sep. 2024].
Queensland Government. (2024). Build-to-Rent program. [online] Available at: https://www.chde.qld.gov.au/news-publications/news/build-to-rent-program [Accessed 17 Sep. 2024].
Queensland Government. (2024). Queensland Housing Strategy. [online] Available at: https://www.qld.gov.au/housing [Accessed 17 Sep. 2024].
Queensland Government. (2024). Sustainable Building Incentives. [online] Available at: https://www.epa.qld.gov.au/sustainable-living [Accessed 17 Sep. 2024].
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