Australia’s move towards higher-density living in recent years has prompted a close look at how the built environment impacts our social lives.
In 2023, researchers from the University of Sydney reviewed more than 50 existing studies to understand the relationship between built environments and loneliness. They found that where and how we live can shape our social outcomes. For instance, living in small apartments may heighten feelings of loneliness, with some residents reporting that limited space discourages them from hosting dinner guests. The researchers also found similar experiences reported by those in poorly maintained housing.
At the same time, built environments create chances to reduce loneliness, whether through neighbourly interactions or
participation in community events.
Overall, they found the relationship to be ‘complex’, with no single design attribute universally ‘good’ or ‘bad’ for loneliness, and individuals responding differently to opportunities for interaction.
A community emerges
Operators within Australia’s build-to-rent (BTR) market seem to be taking note of the social potential of housing, with many selling the dream of community.
A burgeoning model in Australia but more established in places like the UK and the US, BTR is defined as residential
properties designed and built exclusively for rental occupancy. Unlike traditional build-to-own developments, where units are sold to individual owners, BTR developments are retained and operated by a single owner, with operational models more akin to commercial real estate.
This fundamentally shifts the focus toward long-term performance and resident experience, which is clear if you look
at current marketing collateral coming from some of Australia’s BTR operators. Often describing their projects as ‘vertical neighbourhoods’, many appeal to a human desire for community in their key brand messaging.
For Nation, it’s in the name, which speaks to a sense of belonging. Meanwhile, Arklife’s catchcry is: “Creating vibrant
residential rental communities”. This bears close resemblance to another operator, Kinleaf, which “cares about growing and sustaining a vibrant community”.
How do these BTR owners turn ‘community’ from a buzzword to material reality? They follow through using design and
facilities management.
Designing social infrastructure
BTR developments are intentionally designed as social infrastructure, not just housing. The shift toward long-term
performance and resident experience often translates to a broader suite of shared amenity beyond what you’d typically see in a build-to-sell, like concierge services, spaces for exercise or co-working and rooftop areas.
The Briscoe by Kinleaf in West Melbourne is a prime example. Opened in February 2024, it provides residents access to a gymnasium, resident’s lounge, business centre, rooftop terrace and a landscaped green central courtyard. Similarly, in South Brisbane, Cordelia (owned and operated by Arklife) has a gym, office tenancies and a rooftop pool with barbecue, kitchen, dining, function and lounge areas, offering a resort-style experience.
Prolific in the multi-residential sector, Rothelowman was behind the architecture and interior design of both Cordelia and The Briscoe. “One of our design philosophies is to have a ‘generous eye for life’,” explains Jonothan Cowle, Rothelowman’s principal of national design. “The idea is to create strategic unlockings of projects and sites around how people will socialise.”
The social experience of Cordelia is shaped not only by obvious shared amenities and programs, but also by subtle spatial design. Before residents even reach the privacy of their apartments, the lobby offers a range of communal spaces – hosting cooking classes, yoga sessions and a commercial gym – “a very deliberate strategy to encourage social interaction,” says Cowle.
“You’ve got to have this physical relationship with neighbours and community, and how do you put that into high-rise buildings?” asks his colleague, Jeff Brown, a principal at the firm. He describes corridors and circulation areas as “bump spaces” for chance encounters. In another multi-residential project, this idea was explored through open hallways and screen doors that residents could leave ajar, encouraging a more social atmosphere: “You hear people coming and going like you would in a suburban house.”
Building in choice
As we transition from the detached house into more communal living, Cowle agrees that the architecture should be “as hopeful as a little suburban street”. However, he also acknowledges the psychological impact of sharing a small space with other people.
The design team’s solution? Areas that allow for choice and withdrawal. This is exemplified, quite simply, in the balconies. Balconies at the far edges of the building boast corners with little Juliet “balconies within a balcony”, according to Brown.
Framed by columns, they are scaled for one person, while the remainder of the balcony fits more people. “Even the interiors of the apartment have this gentle transitional and granular evolution in terms of socialisation,” he says. “We can cater to different levels of engagement through design.”
Community in action through operations and programs
When it comes to community in BTR, Nation’s head of operations Beatrix Kiss agrees that “balance is critical”.
“There’s a growing cohort of renters who value connection, but it’s not one-size-fits-all,” she says. “What residents are really looking for is the option, the ability to engage when they want to, in a way that feels natural. BTR creates the conditions for that through design and programming, without making it a requirement.”
In her role, Kiss is responsible for how a project’s communities function once residents move in. “At Nation, that means ensuring the intent behind the design is realised in the lived experience,” she says.
Operationally, Kiss says it comes down to offering curated but optional experiences, supported by on-site teams who understand how residents interact with the building. Facilities managers focus on preventative maintenance, building systems, compliance and contractor management, as well as ensuring shared spaces are consistently maintained.
“I think our facilities team is part of the living experience here,” she says. “It’s part of the convenience that we offer. It’s very easy for residents to be able to go on the app at any time of the day and report something, and typically we have them on-site… and you see the same faces.”
Beyond consistency of service and the quality of the environment, Nation supports residents of its developments
with well-being through initiatives focused on mental health and connection. Nation has also introduced initiatives to support the community beyond its own four walls. For example, giving drives in partnership with the organisation ReLove allow residents to contribute directly to people transitioning out of crisis.
“Each building is part of something broader, a connected network of communities rather than a stand-alone address,” Kiss says.
The mechanics of meaningful connection
Community in BTR is not accidental; it’s by design and operational. “One of the key learnings is that community isn’t something you can impose,” Kiss says. “It needs to be supported through good design, thoughtful programming and consistent operations. We’ve also seen that flexibility is essential. How residents use spaces evolves over time, and the building needs to respond to that.”
