Renting in Newcastle is ‘soul crushing’

Tenants at breaking point with evictions on the rise

University of Newcastle, Olivia Goeldner • July 7, 2025

Local renter Ella Green* has spent more than four months searching for a new lease, highlighting the ongoing rental crisis impacting tenants across the region.

More than 450 households in Newcastle faced eviction last year, as renters across the city are finding themselves locked out of a market where demand far exceeds supply.

Despite being the largest regional city in NSW, Newcastle’s infrastructure is failing to keep pace with its rapidly growing population.

With vacancy rates at a record low in Newcastle, many renters are waiting months to have their applications accepted. Photo: Olivia Goeldner.

According to the City of Newcastle, the local population is expected to grow by 21.24% between 2021 and 2046, reaching more than 205,000 residents.

The population surge has placed immense pressure on the city’s rental market. As of 2021, 35.6% of the Newcastle population were renting, a steep 10% higher than the regional NSW average.

Meanwhile, vacancy rates plummeted from 1.65% in March 2019 to a mere 0.90% by March 2025.

Some suburbs have been hit harder than others, with vacancy rates as low as 0.42% in Adamstown/Kotara, 0.53% in Lambton/New Lambton, and 0.62% in Merewether/The Junction, as of December 2024.

Currently, Broadmeadow hosts the largest number of renters, according to 2021 census data.

The result is that renters are being left with fewer choices, and in many cases, no home at all.

Students are hard hit

Ella Green* knows this all too well. The 22-year-old low-income earner has been searching for a rental for more than four months, applying to over 90 properties with no luck.

“The blatant discrimination we get… has been the biggest challenge,” she said.

“We’re unable to earn a high income, and a lot of real estate agencies have the idea that students can’t take care of a house.”

Ella, who works casually while studying, said her low income immediately disqualifies her from many rental opportunities.

“Most places are looking for tenants that earn at least 30% more than the rent, which is just impossible for the average student,” she explained.

With the median rent in the Newcastle LGA hitting $800 per week in February 2025 – a 20.3% rise over the past year – affordability has become a major hurdle.

“We are only in our twenties, we don’t earn a large income, or have years of experience living out of home,” Ms Green said.

“During the university semester, my working hours have to drop in order to keep up my studies.

“What are we expected to do when we apply for applications and our income is even smaller?

“This stress has taken over my day to day life, there’s no room to enjoy parts of life when I have a constant dread lingering.”

Some Newcastle renters are being forced to pay top dollar for properties that are unable to be sold. Photo: Olivia Goeldner.

A local renter said they have been waiting for leaks in their bathroom to be serviced for months. Photo: Olivia Goeldner

Ella Green said this was a ‘newly renovated’ property she inspected. Photo: Olivia Goeldner

Evictions are on the rise

Nicole Grgas, coordinator of the Hunter Tenants Advice and Advocacy Service, said Ella’s experience is not isolated, and that no-ground evictions are surging.

“We’ve seen a 30% increase in no-ground evictions over the past six months,” Ms Grgas said.

“It’s pretty bleak.

“Many renters are being forced to leave because the property is sold or the landlord wants it back.

“We’re also seeing more tenants taken to the tribunal because they haven’t been able to find another place before their lease ends.

“We have people saying they’ve never had to do this before, and that they’ve always been able to get somewhere, and that is really changing.”

A building with graffiti on the side of a house — Profane graffiti outside an abandoned rental property. Photo: Olivia Goeldner

Data shows 2024 was one of the worst years for Newcastle renters, with more than 450 local households faced with eviction, according to the NSW Civil and Administrative Tribunal.

A similar situation was seen in Lake Macquarie with 438, and in Maitland with 232.

Meanwhile, the figures show the Central Coast to be the worst for renters in regional NSW, with a total of 820 reported last year.

“There are people who have been applying for upwards of three months,” Ms Grgas explained.

“By the time they come to us and are taken to the tribunal, they’ve already applied for 120 properties, sometimes even more.

“It’s pretty soul-crushing for people who come to us with that list and say ‘I have nowhere for my family to go,’ and often their tenancy history is fine.”

Assistance is needed

While the outlook remains grim, Ms Grgas believes solutions do exist.

“In terms of affordability, one thing we can do is increase the rate of rent assistance,” she said.

“So people who are on benefits have a bit more affordability and leverage.

“But also, we need some sort of mechanism that slows down rent increases.

“Without that, the crisis will only get worse.”

A close up of a tiled floor — During a recent bout of extreme weather many renters said they experienced profound leaks throughout their homes. Photo: Olivia Goeldner.

In May, the Minns Labor Government introduced new reforms aiming to improve conditions for renters across NSW, including ending no-grounds evictions, minimising rent increases, and banning discrimination against pet owners.

But for low-income renters like Ella, it’s not enough.

“You are expected to prove yourself constantly just to earn a place to sleep at night,” she said.

“It’s enough to make you accept living in a house that is slowly falling apart.”