Client Name: Homes NSW
Industry: Housing
Capabilities: Investment strategy, Government advisory
The Challenge
Homes NSW sought to evaluate delivery models for a state-led Key Worker Housing (KWH) program to support essential workers (teachers, nurses, police, and others) across metropolitan and regional NSW. As housing pressures intensifies, the need for secure, affordable housing is becoming more urgent. Historically, key worker housing had been delivered through small-scale programs with fragmented agency responsibilities. Homes NSW required a scalable, system-wide approach that could adapt to different market conditions, balance government risk, and align with existing initiatives such as HAFF and Landcom. The chosen model needed to allow for innovation in financing and delivery while maintaining operational control and ensuring equity across regions.
The Action
Polis Partners was engaged to identify and assess fit-for-purpose delivery models. Options included:
- build-to-rent with government land contributions
- a public asset manager model similar to Defence Housing Australia
- partnerships with community housing providers
- direct government-led development and management.
Each model was evaluated against a structured framework considering scale, equity, feasibility, financial sustainability, and alignment with Homes NSW’s future role. Stakeholder consultations helped test practical implementation pathways and ensure policy alignment.
The Results
The final report provided Homes NSW with a shortlist of recommended models and a clear roadmap for implementation. It outlined how each option would operate in practice, including risks, enablers, and resource needs. The analysis supported internal alignment and informed budget and program planning for a potential staged rollout of key worker housing across NSW, positioning Homes NSW to lead a more coordinated and impactful response to housing affordability for essential workers.