From insecurity to community: One tenant's journey in a Canberra build to rent development

A positive rental story is somewhat of a rarity when low vacancy rates, cost-of-living pressures, and rising rents across Australian capital cities and towns have intensified in recent years.

But the relaxed demeanour of long-term renter Sarah Fountain comes from her experience of moving into the new Woden build-to-rent development Oaks Canopy. She says security of housing with the option of a long lease was a big part of the appeal.

“This is the first time I’ve had a true sense of community and I feel like I actually have a say as a tenant,” Fountain says. “[There’s] a willingness to accommodate our needs and wishes that is beyond anything I’ve ever experienced before.”

Oaks Canopy by Amalgamated Property Group and Base Developments is based on a model of multi-unit housing that is owned and operated by a landlord with a commitment to sustaining a long-term rental community.

Higher amenity and community wellbeing are typically a primary focus, with communal spaces, gyms and pools the most advertised amenities within completed projects.

Since opening late last year, Oaks Canopy has proven to be a popular choice for Canberrans, with more than 80 per cent of its apartments now leased. Residents benefit from a bespoke rental experience that includes a concierge service and an in-house cafe. They also have exclusive access to a gym, business centre and recreational spaces, including a children’s outdoor area. 

Fountain says the mix of tenants she has met is diverse, from couples or young families to defence personnel and retirees, many of whom, like herself, were drawn to the pet-friendly building.

The development’s location and community spaces have also inspired the formation of social groups, with members meeting up to go walking, grab a coffee or work in the garden beds together.

“Living in a place where there’s the opportunity to make friendships and get to know your neighbours has created a beautiful sense of belonging,” she says. “Our gardening group meets regularly to socialise and look after the gardens, which means we can now grow our own herbs, fruit and veggies.”

While build-to-rent is still an emerging part of the Canberra property market compared to Melbourne or Sydney, the ACT government says it recognises its potential to provide more high-quality, long-term rental housing options for the city that offer greater stability for renters.

“[We’re] actively facilitating build-to-rent through dedicated land releases, planning support, and targeted incentives,” says ACT Chief Minister Andrew Barr. “The project in Turner on Northbourne Avenue is a great example. This is the first private sector build-to-rent site brought to market through a competitive land release process.”

When complete, 15 per cent – about 40 units – in the development will be offered as affordable rentals, charged at below 75 per cent of market rent. 

With Canberra’s population forecast to tip over 500,000 in less than five years, demand for well-located, purpose-built homes will continue to grow.

Barr believes build-to-rent developments will complement the government’s broader goals of housing affordability, sustainable urban density and inclusive communities.

“We see build-to-rent as a long-term investment in housing choice and livability,” he says. “These projects offer renters greater stability and more consistent tenancy experiences than the traditional private rental market, particularly when backed by large-scale investors.”

A 2025 report released by Oxford Economics Australia reveals there are 75,000 units in the pipeline within high-density build-to-rent developments across the country. To date, projects have been dominated by the top end of the market, where higher amenity upholds premium asking rents. 

The report argues that for construction to maintain momentum, it needs to break out into the middle market. But this will require sufficient policy support and improved financing costs.

Oaks Canopy general manager Peter Dent says for build-to-rent projects to gain traction in Canberra, more incentives are needed for developers. 

“I’m an advocate of the strong ACT rental laws, as they protect renters from shonky landlords [but] the rental caps have made the ACT the least attractive jurisdiction to invest in,” he says.

“The build-to-rent uptake [here] is destined to be slower than other jurisdictions, unless there are some policy initiatives from the ACT government that incentivise investment by offsetting rental caps, such as build-to-rent rates being assessed and issued as residential instead of commercial.”

Barr says the ACT planning system is prioritising well-located, mixed-use developments close to transport and services in areas such as Woden, Belconnen and the Gungahlin town centres, which are “essential for successful build-to-rent precincts”. 

“[They] are well suited to build-to-rent because they appeal to a wide demographic of renters, from students to professionals to downsizers,” he says.

For Sarah Fountain, the southside location of Oaks Canopy in Phillip was a drawcard, allowing her to access transport routes to work and the many different shops, cafes and restaurants in the area. She is happy with the stability and convenience, believing it is worth the pricier lifestyle.

“I think we need more build-to-rent options here, and hopefully, the more that becomes available, the price may drop a little,” she says. “You’re paying extra for the convenience and having the extra facilities, but for all the services that are included, it is worth it.” 

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