The Livable Housing Design Standard, incorporated into the National Construction Code (NCC) framework, is one step Australia has taken to integrate liveability and accessibility features into housing. These features—wider entrances, step-free entries, bathroom space for mobility devices, and circulation space—are intended to make modern homes easier to live in as residents age or have mobility limitations.

Building design, construction costs, buyer preferences, rental markets, and valuations will all be impacted by the national shift. Perth’s impact is influenced by Western Australia’s (WA) phased approach and transitional implementation decisions, which have historically delayed the adoption of local liveability criteria. At the same time, numerous other states have adopted the standard. For agents and developers, this mixed adoption brings about both immediate uncertainty and obvious medium-term opportunity.

Market participants in Perth and Bargoti Real Estate should approach livable housing as a differentiator (for resale and rental demand) as well as a compliance issue (for new construction and renovations when/where adopted). They should also proactively advise clients, update valuations, and create marketing strategies that emphasise the advantages of accessibility.

Key takeaways:

• The technical foundation for adding livable features to homes is the Livable Housing Design Standard (2022).
• Historically, Western Australia has implemented NCC liveability provisions gradually and cautiously; the adoption timeline and local laws in WA dictate how quickly the Perth market adjusts to the change.
• In practice, livable features can increase building costs while enhancing market value and expanding the buyer pool, particularly for buyers with mobility needs, seniors, multigenerational households, and downsizers.  
• According to a national study, there could be significant social and commercial benefits but only modest increases in per-dwelling costs.
• For listings, renovations, new-build briefs, and rental positioning, agents should begin educating clients about the benefits of livable features as soon as possible.
• They should also incorporate liveability checks into marketing, valuations, and landlord advice.
• In the short term, developers and builders will need to coordinate suppliers, change their designs, and make timetable adjustments.
• However, they will also have a marketing advantage because “accessible by design” homes will command higher prices in many markets.

What are the “new livable housing provisions”?

1. The fundamentals

The term “livable housing” refers to house design elements that enhance safety and usability for individuals of various ages and abilities. The Livable Housing Design Guidelines served as the basis for the Livable Housing Design Standard, which offers technical specifications (typically broken down into Silver and Gold levels) for items such as:

• Easy access to the house from the street or parking lot;
• Wider hallways and doors to make room for wheelchairs or other mobility assistance;
• A transfer-friendly lavatory on the ground floor.
• Design for the laundry and bathrooms that can support upcoming mobility aids;
• Enough turning circles for circulation routes and dwelling areas.

Through the NCC, states and territories can use the Livable Housing Design Standard, which was created by the Australian Building Codes Board (ABCB) in 2022. Across the country, numerous authorities have been attempting to incorporate these characteristics into incentives or building rules.

2. Rationale

Drivers consist of:

• Ageing populations (increasing demand for one-story, easily accessible dwellings); objectives for disability inclusion; lowering the need for subsequent, expensive retrofits;
• Matching housing supply to social policy and demographic goals.

National picture vs WA/Perth reality

1. The Livable Housing Standard and the National Construction Code

• The Livable Housing Design Standard accompanies the NCC revisions.  
• A new dwelling must comply with the minimum requirements specified in the NCC or state building laws.  
• The technical language used in code updates is taken from the ABCB’s Livable Housing Design Standard (2022).

2. Western Australia’s (WA) approach — why Perth is different (short term)

• WA has adopted a phased and cautious rollout strategy.  
• The livable housing provisions of NCC 2022 would not be applied immediately in WA, according to formal notices and transitional arrangements issued in 2023–2024.
• Extended transition periods were used, which meant that livable provisions would remain prohibited in WA “until further notice” in specific regulatory instruments.  
• As a result, Perth’s timeframe differed from that of states that made adoption commitments earlier.  
• Practically speaking, WA’s Building Regulations and local rollout decisions determine whether national documents apply in Perth.

3. Why this matters for the market

Developers may reprice; consumers may start anticipating liveability features; resale comparables change; and builders must modify standard designs when a jurisdiction implements livable provisions (or when market norms shift). This process is taking longer for WA/Perth, resulting in:

• A window of mixed products is currently available on the market (many new constructions without habitable features, while some do).
• Short-term ambiguity regarding the required standards for developers and constructors.
• A chance for innovative agents and developers to stand out.

Direct impacts on the Perth property market

Builders and developers, buyers and sellers, landlords and tenants, and real estate agents and valuers (including Bargoti Real Estate) are the four main stakeholder-focused categories into which I divide effects.

1. Builders & developers

• Standard plans (door widths, foyer layouts, bathroom/laundry footprints) will need to be updated by the builders.  
• This could increase floor area to meet requirements for turning space and circulation, or it could decrease the number of standard design variants (to comply with several levels).
• According to various estimates, liveability measures increase the cost of a home by a considerable amount; this amount is typically estimated to be several thousand dollars per dwelling, depending on the dwelling’s size and level of amenities.  
• The national building cost environment, which includes labour, materials, and inflation, is also essential.
• According to recent surveys, construction prices continue to be a significant factor in housing supply estimates.  
• Depending on the market’s strength, many developers may choose to absorb, share, or pass on the additional cost to consumers.
• New approvals, documentation, and assessor participation may be necessary when requiring new provisions.  
• Builders may experience redesign delays if Washington announces forced adoption with little warning, as has happened in other jurisdictions where the industry has resisted strict implementation deadlines.
• Developers can target seniors, downsizers, and families preparing for multigenerational living by deliberately implementing livable elements early. That may ensure premiums and accelerate sales in key segments.

2. Buyers & sellers

• Future-proof houses will be valued by buyers as knowledge grows, especially by those planning to “age in place,” families with carers, and downsizers over 55.  
• Sellers can shorten the time on market and increase the buyer pool size by making small, liveability-enhancing changes (using existing layouts).
• In specific buyer demographics, homes with truly liveable characteristics may command a higher price.  
• Comps will differ, nevertheless, until livable features are standardised throughout the market.  
• The features on listings, such as “step-free entry” and “accessible bathroom to Silver standard,” must be qualified by agents.
• Many households will have to decide between moving and retrofitting their homes.
• Installing a ramp or renovating a bathroom doorway may be more affordable for certain people.  
• For others, selling and purchasing a livable, purpose-built home would be a wiser course of action.

3. Landlords & rental market

• Older tenants and households who require mobility access may be willing to pay higher rents and sign longer leases for rental properties with living characteristics.  
• Furthermore, there may be incentives or future regulatory orientations that affect social housing and private rentals, as public policy and social services place a greater emphasis on accessible housing.
• To attract long-term tenants (such as pensioners), investors should think about incorporating liveability features into their properties or setting them up for the expanding market of renters with accessibility requirements.

Agents, valuers and local agencies (including Bargoti)

• Agents must be aware of their potential market value, common liveability traits, and regulatory status.  
• Agents will be consulted by buyers and sellers for practical guidance on topics such as which upgrades add value, how to market accessible features effectively, and how to comply with legal requirements.
• Standardised, accurate language is crucial.  
• Agents should describe the features and any standards they fulfil instead of just using the word “accessible.” Examples include “step-free entry,” “wider doorways 920mm+,” and “downstairs toilet room with transfer clearances.”
• Valuers and agents must develop new comparables that take liveability into account.  
• This is an opportunity for Bargoti Real Estate to create branded CMA templates with a “liveability” grading component to help buyers and sellers understand the value impact.
• To provide prompt recommendations on adjustments, agencies should engage in staff training and cultivate connections with qualified LHDG assessors, occupational therapists, and builders.

Cost vs value — how much more will livable features cost, and will buyers pay?

1. Typical cost increments

The scale determines the increment:

• Low-cost retrofits include grab rails, door widening and modest bathroom modification.
• Depending on the materials and structural adjustments, moderate alterations (such as reworking the bathroom or laundry, removing a step, or installing a ramp) cost anywhere from a few thousand to about $10,000.
• Design-level adjustments for new construction (wider hallways, bigger restrooms, more floor space)
• Depending on size and design, each home might cost anything from a few thousand to tens of thousands.  
• Estimates from industry submissions and national talks vary, and construction cost indices also impact final figures.

2. Will buyers pay?

Yes — but selectively:

• Older buyers and downsizers often seek accessible, low-maintenance homes and are willing to spend more for single-story, step-free living.  
• Liveability can significantly increase saleability in Perth suburbs that appeal to seniors.
• Younger families may prioritise beds, location, and schools, but they may also value flexible areas that can fit strollers or prams.
• Upgrades can be economical if accessible homes have higher rentals and longer lease terms.

Short-term market dynamics in Perth

Due to WA’s history of delaying the mandatory implementation of NCC livable provisions, Perth’s short-term (1–3 years) will probably be defined by:

• Mixed product: Many new homes remain standard, but other builders voluntarily offer “accessibility-ready” designs.
• Buyer education gap: Agents who educate themselves will stand out, as buyers may not yet consider liveability a standard.
• Early adopter opportunity: Developers will have an earlier opportunity to reach specialised buyer groups if they promote liveability as a differentiation.

There will be a quicker transition — with updated approvals, plan modifications, and price adjustments — comparable to those observed with prior code improvements, if and when WA requires the provisions.

Longer-term effects (3–10 years)

• Housing stock transformation
• Resale markets & neighbourhood competitions
• Broader socio-economic benefits

1. The proportion of newly constructed homes and apartments with livable features will gradually increase, clearing the backlog of future retrofits and expanding the amount of housing in Perth that is suitable for an ageing population.

2. The proportion of newly constructed homes and apartments with livable features will gradually increase, clearing the backlog of future retrofits and expanding the amount of housing in Perth that is suitable for an ageing population.

3. Improved inclusiveness, more independent living for senior citizens, and a decrease in the need for expensive adaptations or institutional care are all results that contribute to the ongoing demand for livable housing.

Regulatory watch — what to monitor

Monitoring is crucial since the local legal status dictates whether standards are required or optional. Essential things to observe:

• Amendments to the WA Building Regulations and the dates on which NCC 2022 components—such as the livable dwelling clauses—will go into effect.  
• Keep an eye out for updates from the Department of Planning/Building regulators, as the WA government has previously used temporary provisions.
• Announcements from the Australian Building Codes Board (ABCB), as well as any changes or clarifications to NCC guidelines.
• R-Code guidelines and state planning regulations may impact WA’s standards for small lot or multi-unit design.

Establish a weekly summary or other internal “regulatory watch” plan for Bargoti leadership to record industry commentary and governmental news.

Example seller improvements (cost-conscious)

Changes that are inexpensive and easy to promote:

• Add a low gradient ramp (cost: low thousands) and remove a minor external step.
• In bathrooms (low hundreds to low thousands), install non-slip surfaces and a lever tap.
• When wall construction allows, widen internal doorways (a few thousand).
• If structurally feasible, construct a powder room on the bottom floor or make sure there is a toilet on the principal (entrance) level.

Encourage sellers to include a brief “how we made our home livable” message in the listing, along with before-and-after pictures.

Risks & industry pushback — what to expect

In the past, specific segments of the construction and development sector have expressed concerns regarding:

• Rising building expenses and their potential effects on the affordability of housing;
• Timeframes for implementation that may result in project delays, particularly if abrupt.
• The one-size-fits-all issue requires features for every home, even though only a small percentage of households actually need them immediately.

Policymakers strive to strike a balance between cost and inclusion; agents must inform customers of both sides and focus on realistic, market-based outcomes.

Local data and broader economic context

• The way that liveability provisions are translated into price is significantly impacted by changes in construction costs and supply chain conditions.
• Construction costs remain a consideration for detached homes and higher-density residences, according to recent national housing system statistics; agents need to take these macro factors into account when giving advice and negotiating.

Checklist for agents and vendors (quick reference)

1. Before listing

• Run a livability checklist on the property.
• Prepare a one-page livability factsheet.
• Recommend low-cost improvements with estimated pricing.

2. For buyers

• Ask sellers about livability features and request measurements.
• Include livability in inspection walkthroughs.

3. For investors

• Calculate potential rental uplift vs retrofit costs.
• Consider tenant groups likely to value the features (e.g., retirees).

Final thoughts

The introduction of livable housing provisions marks a significant step in reshaping Australia’s property market, and for Perth, the impact will unfold gradually as Western Australia transitions toward its adoption. While concerns exist around construction costs and regulatory timelines, the long-term benefits — including improved accessibility, future-proof homes, and wider buyer and tenant appeal — far outweigh the challenges. For developers, these provisions offer an opportunity to stand out in a competitive market, while buyers and renters gain homes that can adapt to their needs over time.

For agencies like Bargoti Real Estate, the shift represents more than just compliance; it’s an opportunity to lead. By educating clients, promoting livability features, and positioning accessible homes as smarter investments, Bargoti can set the benchmark for Perth’s evolving property landscape. Ultimately, livable housing provisions are not just about regulation — they are about building homes that truly serve people for generations to come.

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