Transport Oriented Development (TOD) in NSW: What It Means for Developers in 2025

Smarter Growth. Better Connectivity. More Homes.

The Transport Oriented Development (TOD) Program is one of the most significant NSW Government housing initiatives in decades — designed to deliver more affordable, well-located homes near major public transport hubs.

By aligning housing growth with rail and metro infrastructure, the TOD Program aims to reduce urban sprawl, improve liveability, and create connected, walkable communities across Sydney and regional NSW.

🚆 What Is the Transport Oriented Development (TOD) Program?

Launched in December 2023, the TOD Program is a two-part initiative by the NSW Department of Planning, Housing and Infrastructure. It focuses on rezoning land around 39 key transport hubs to allow more housing, faster approvals and better-designed urban growth.

The TOD framework is simple:

• Build near transport.

• Support mixed-use and mid-rise development.

• Enable more affordable housing.

• Deliver community spaces, jobs and active streets.

🏗️ Part 1: Accelerated TOD Precincts (8 Priority Stations)

The NSW Government will rezone land within 1,200 metres of eight major transport hubs, creating capacity for 47,800 new homes over the next 15 years.

📍 The 8 Accelerated TOD Precincts:

• Bankstown

• Bays West

• Bella Vista

• Crows Nest

• Homebush

• Hornsby

• Kellyville

• Macquarie Park

These precincts will feature mid- to high-rise housing, supported by $520 million in new community infrastructure — including parks, public spaces, roads, and active transport links.

✅ Key Features:

• State-led rezonings completed by November 2024

• Faster approvals under a new State Significant Development (SSD) pathway

• Affordable housing target of up to 15%, held in perpetuity

• Good design focus, guided by the Apartment Design Guide

• 90-day SSD processing commitment for faster project delivery

The NSW Government will oversee master planning for each precinct, ensuring that growth is balanced with transport access, open space, and high-quality amenity.

🏘️ Part 2: TOD SEPP Precincts (31 Additional Locations)

A new State Environmental Planning Policy (SEPP) now applies within 400 metres of 31 additional train and metro stations to enable mid-rise apartment and mixed-use development.

📍 The 31 TOD SEPP Locations:

Adamstown, Ashfield, Banksia, Berala, Booragul, Canterbury, Corrimal, Croydon, Dapto, Dulwich Hill, Gordon, Gosford, Hamilton, Killara, Kogarah, Kotara, Lidcombe, Lindfield, Marrickville, Morisset, Newcastle Interchange, North Strathfield, North Wollongong, Rockdale, Roseville, St Marys, Teralba, Tuggerah, Turrella, Wiley Park, and Wyong.

🏗️ New Planning Controls Include:

• Building height: up to 22–24 metres (approx. 6 storeys)

• Floor Space Ratio (FSR): up to 2.5:1

• No minimum lot size, 21m minimum lot width

• Active street frontage requirements

• 2% mandatory affordable housing contribution

• Inclusionary zoning for community housing providers

• Design compliance through the Apartment Design Guide

These reforms will deliver up to 138,000 new homes near existing transport infrastructure by 2040.

🌆 Why the TOD Program Matters

1️⃣ Tackling the Housing Crisis

NSW needs hundreds of thousands of new homes over the next decade. Building near transport is the most sustainable and efficient way to meet demand.

2️⃣ Reducing Urban Sprawl

By focusing on infill development near existing services, the TOD Program reduces pressure on outer-suburban land, roads, and infrastructure.

3️⃣ Supporting Affordability

Affordable housing quotas ensure essential workers — from nurses to teachers — can live near where they work.

4️⃣ Enhancing Liveability

TOD precincts are designed for walkability, active transport, and community life — with easy access to shops, parks, schools and jobs.

5️⃣ Cutting Carbon and Commutes

Living near public transport helps reduce congestion and emissions — supporting NSW’s net-zero and climate-resilient goals.

🏡 How the TOD Program Works for Developers and Investors

For property developers, homeowners and investors, the TOD Program represents a major opportunity to capitalise on government-backed growth zones.

• Rezoned land = higher development potential

• Fast-track approvals = shorter delivery timeframes

• Transport-adjacent sites = premium market value

• Affordable housing inclusion = eligibility for incentives

• Design pattern book = faster DA approval for compliant projects

By 2025, new planning controls will roll out across all TOD locations, with most ready for development applications through the NSW Planning Portal.

🕓 Timeline and Next Steps

• Mid-2024: Development applications begin under TOD pathways

• Late 2024: Completion of 8 priority rezonings

• 2025–2030: Progressive rollout of SEPP locations

• 2038: Target completion of 170,000+ new dwellings

You can check if your property falls within a TOD area via a consultation with OwnerDeveloper.

💬 Final Thoughts

The Transport Oriented Development Program marks a new era for NSW urban planning — one that combines growth, sustainability, and liveability.

For homeowners, developers, and investors, these precincts represent the future of property opportunity — where transport meets transformation.

At OwnerDeveloper, we help you identify, plan, and develop sites within TOD zones — turning location advantage into lasting value.

👉 Book your free consultation today to explore TOD development potential.

Let’s build smarter, connected, and sustainable communities — one project at a time.