A developer has ignited debate over plans to funnel affordable-housing tenants through a separate ‘poor door’ at a six-storey apartment block in one of Sydney’s wealthiest suburbs.
The proposed block with 34 apartments in Mosman will have two foyers – one for tenants paying below-market rent in 10 apartments, and another for those paying full price.
The development leans on NSW government incentives that reward developers with extra height and floor space if they include discounted rentals.
But in Mosman, where even ‘discounted’ still means 80 per cent of eye‑watering market rents, the move has proved controversial.
Two‑bedroom units in the suburb typically fetch $830–$850 a week, meaning the so‑called affordable homes, pushed to the rear of the building that will be located on Rangers Avenue, will still be out of reach for many.
Locals are split over the segregated entrances.
Some condemned the arrangement as elitist, with one writing, ‘Just what we need – more division to ensure the less fortunate “know their place.”‘
Another described it as ‘downright discrimination’.
A render of the proposed apartment complex in Mosman that will include 10 affordable units
In Mosman (pictured) even ‘discounted’ means 80 per cent of eye‑watering market rents in the prestigious postcode
‘The system of defining “affordable” as a percentage reduction on the average for the area becomes ridiculous if the average is so high that even the reduced rate becomes only affordable to high earners,’ commented another.
‘What’s the point of the extra regulation if it’s just to help a handful of high earners get an advantage, while people earning less in other areas get no help at all.’
Others defended the setup, noting the affordable units are part of a separate, cheaper strata scheme that doesn’t include pool or gym access.
‘Seems fair,’ one resident said.
‘The alternatives would be higher strata fees for them or state-subsidised use of facilities. I’d rather that money go toward building more housing than gold-plating apartments for a few lucky people.’
Planning documents reveal community housing providers prefer the divide, arguing it avoids slugging affordable tenants with the cost of maintaining upmarket lobbies and other extras.
Developer Eterno is pushing the project through a State Significant Development Application, a fast‑track route that bypasses council planning controls.
It says the project will deliver homes for families, downsizers and essential workers, including 10 affordable rentals for people such as teachers, nurses and care staff.
The ‘rich and poor door’ design of the building and its entryways (pictured) at Barangaroo’s One Sydney Harbour has sparked anger, but some argue it’s reasonable
‘The proposal aims to deliver thoughtfully designed homes that complement the local area while providing housing options for a range of people including families, downsizers and essential workers,’ it said.
But the backlash echoes another high‑profile case at Barangaroo’s One Sydney Harbour, where essential workers living in cut‑price units use a separate door and are barred from facilities their multimillion‑dollar neighbours enjoy.
Critics have branded it ‘apartment apartheid,’ arguing Sydney’s housing market is becoming architecturally segregated.
The fight comes as renters confront a brutal market.
Cotality research director Tim Lawless said rents have surged 44 per cent in five years, nearly triple wage growth, leaving tenants increasingly priced out.
He warned the crisis won’t ease without a major boost to supply, including planning reforms and more build‑to‑rent projects.
‘The fact that rental growth is reaccelerating, even after such a large cumulative increase since 2020, is a real concern,’ Mr Lawless said.
‘It suggests demand for rental accommodation still far exceeds available supply, and that renters are facing an even larger portion of their income just to keep a roof over their heads.’
