BASIX for Apartments and Multi-Dwelling Projects
Apartments and townhouse developments face BASIX at a different scale. Here is how multi-dwelling assessment works and what to plan for.
BASIX applies to apartments and townhouse developments just as it does to houses, but the scale and the shared systems change how the assessment works. If you are developing multi-dwelling housing in NSW, here is what to expect.
Each dwelling and the common areas
In a multi-dwelling project, individual units must meet the targets, and common areas and shared systems are also considered. Lifts, shared lighting, central hot water and common landscaping all factor into the picture, which makes coordination across the whole building important.
What changes at scale
- Shared walls and floors reduce external surface area, which generally helps thermal performance.
- Stacked layouts mean orientation varies by unit, so corner and top-floor apartments behave differently.
- Central services like shared hot water or heating are assessed as systems, not per unit.
- Common-area water and energy become part of the project compliance.
The orientation spread
In a single building you may have units facing every direction. South-facing and lower units can be harder to rate than sunny upper floors. Good design distributes glazing and shading so the harder units still meet the standard rather than leaving a few to fail.
Planning for an efficient outcome
| Lever | Effect on a development |
|---|---|
| Efficient central hot water | Strong energy benefit across all units |
| Good glazing strategy | Lifts the hardest-oriented units |
| Common-area efficiency | Reduces shared energy and water use |
Coordinate early
Multi-dwelling BASIX rewards early coordination between the architect, services engineer and assessor. Sorting the central systems and glazing strategy at design stage avoids reworking units late in documentation.
Frequently asked questions
Is each apartment assessed individually? Units are assessed for their own performance, alongside the building common areas and shared systems.
Do shared walls help? Yes, they reduce exposed surface area and generally aid thermal results.
Developing apartments or townhouses? Talk to us about a coordinated multi-dwelling assessment.
BASIX & NatHERS specialists, a division of Contrive Consultants. We help NSW homeowners and builders achieve energy-efficient, compliant homes.