Access to housing is fundamental to economic participation, wellbeing and social inclusion. This report provides an independent assessment of current housing system conditions in Australia and the factors shaping outcomes for households. It brings together data, analysis and stakeholder insights to support informed decision-making and to identify where policy settings can be strengthened to improve supply, affordability and access.

The report presents a new Housing Outcomes Framework. The framework provides a comprehensive set of indicators across eight key outcomes aligned to the National Housing Supply and Affordability Council’s vision for a housing system that provides affordable, fit for purpose and secure housing for households of all income and in all locations.

Key findings

• The framework shows that some parts of the housing system saw clear improvements in 2025. 
• Recent approvals and commencements were higher compared to the period prior to the National Housing Accord and implementation of reforms underway.
• Against the backdrop of indicators of underlying improvement, the conflict in the Middle East now brings heightened uncertainty to the outlook for housing supply.
• Rental affordability and purchase affordability deteriorated further, adding to growing concerns about intergenerational housing inequality. 
• Housing indicators are significantly worse for First Nations people.

The report sets out six key priority areas for housing reform:

1. increasing investment in social and affordable housing beyond current programs
2. construction sector capacity and productivity needs to improve
3. best practice principles should be applied to planning systems
4. governments should continue taking co-ordinated action to improve the quality and security of housing for renters
5. the Council supports the review and reform of elements within the tax system that distort the housing market and limit the efficient exchange of housing stock
6. a continued focus on First Nations housing is required.