Leasing Land for a Tiny Home

Not everyone wants — or can afford — to buy land. Leasing or land-sharing is one of the most practical ways to get a tiny home on the ground in Australia, especially if you own a tiny home on wheels (THOW). But the arrangements come with legal nuances that most people don’t realise until it’s too late.

This guide covers how land-sharing works, where to find sites, the legal difference between a licence and a lease, and what to include in an agreement to protect both parties.

Why Lease Instead of Buy?

Buying land in Australia is expensive. Even in regional areas, a block can cost $50,000–$200,000+ before you factor in services and council contributions. For many tiny home owners, purchasing land defeats the purpose of reducing financial burden.

Leasing removes:

The upfront capital requirement — no deposit, no stamp duty, no conveyancing fees
The mortgage and debt burden — you pay rent, not a 25-year loan
Property maintenance responsibilities — the landowner typically handles land upkeep
Council rates and land tax — these remain the landowner’s obligation

It’s particularly popular among THOW owners who value mobility. If the arrangement doesn’t work out, you can relocate your home without selling property.

The land-sharing model is straightforward:

A landowner agrees to lease part of their property — often a rural or semi-rural block — to a tiny home owner
The THOW owner tows or transports their home to the agreed site and sets up
The landowner continues using their primary dwelling and the rest of the property
Rent is typically $150–$350 per week, depending on location, services, and the size of the site

What’s included varies widely. Some arrangements include power, water, and internet. Others provide only a cleared site, and the tenant manages their own services — solar, rainwater, composting toilet, mobile internet. Off-grid setups are common; our off-grid living guide covers what’s involved.

The landowner benefits from supplementary income. The tiny home owner gets an affordable place to live. When it works, it’s genuinely symbiotic.

Platforms for Finding Land

Finding land to lease has historically relied on word of mouth and Facebook posts. That’s changing as dedicated platforms emerge.

Landmates — Australia’s tiny home land rental marketplace, run by licensed real estate agents. Lists land for lease and tiny homes for rent across the country. The most established platform in this space.
ParkMyTinyHouse — Australia’s most experienced tiny house land-sharing platform, connecting property owners with THOW owners looking for a place to park.
Facebook groups — “Tiny Houses Australia” and state-specific groups regularly feature land-sharing posts from both landowners and tiny home owners.
Gumtree — occasionally has land-for-lease listings. Try terms like “land lease”, “caravan site”, or “tiny home site”.
Word of mouth — the Australian tiny home community is small and well-connected. ATHA events, builder open days, and community meetups are excellent places to find leads.

The Inospace Model (Emerging)

A newer model worth watching is the approach taken by companies like Inospace, where the company builds and places a tiny home on a landowner’s property for short-stay rental income. The landowner earns passive income from hosting guests, while Inospace handles the build, furnishing, and ongoing management.

This isn’t traditional land-sharing — it’s closer to a managed accommodation business. But it signals growing interest in using private land for tiny home placements and may normalise the concept in areas where it’s currently uncommon.

Licence vs Lease — The Legal Difference

This is the most important section of this guide, and the one most people get wrong. Most informal tiny home arrangements are licences, not leases — and the difference matters enormously.

A licence gives permission to occupy but doesn’t create a legal interest in the land. The landowner can revoke it at short notice. If you’re parked on someone’s paddock with a handshake agreement, you have a licence — and minimal legal protection.

A lease creates a legal interest in the land. The tenant has rights under the relevant state’s Residential Tenancies Act — including minimum notice periods, protections against unfair eviction, and rights to quiet enjoyment. It’s significantly harder for the landowner to terminate.

The label on the agreement doesn’t determine which one it is — the substance does. Courts look at whether you have exclusive possession of a defined area, whether there’s a fixed term, whether you pay regular rent, and whether the landowner retains the right to use your area.

If in doubt, assume you have a licence unless a solicitor tells you otherwise. Always get the arrangement in writing regardless. The cost of a legal review ($300–$800) is trivial compared to being forced to move unexpectedly.

Whether you’re creating a licence or a lease, the agreement should cover:

Duration and termination — how long the arrangement lasts, and how much notice either party must give to end it (30 days minimum is reasonable; 60–90 days is better for the occupant)
Rent — the amount, payment frequency, and method (bank transfer is best for record-keeping)
Included services — specify whether power, water, internet, and waste disposal are included or the tenant’s responsibility
Site maintenance — who maintains the immediate area around the tiny home, shared spaces, and access tracks
Insurance — the landowner should have public liability insurance for the property; the tiny home owner should insure their dwelling and contents separately
Access rights — shared driveways, gates, parking areas, and any access restrictions
Lifestyle expectations — pets, visitors, noise, and quiet hours. These seem minor until there’s a dispute
Sale of property — what happens to the arrangement if the landowner sells? Does the agreement transfer to the new owner, or does the tenant need to vacate?
Council compliance — who is responsible for ensuring the arrangement complies with local planning rules? This is critical. See our guide on whether you can put a tiny home on your land for the rules by state

Templates for land-sharing agreements are available through some of the platforms listed above, or through a solicitor familiar with residential tenancy law.

Caravan Parks and Residential Parks

If private land-sharing feels too informal, residential parks (also called caravan parks with permanent sites) offer a more structured alternative.

Some caravan parks accept tiny homes on permanent or long-term sites. Site fees are typically $150–$350 per week and generally include water, power, and access to shared facilities. This can be a good option if you want community, services, and stability without buying land.

Resources for finding residential park sites:

Cabin Connect — a marketplace for permanent residential park sites across Australia
SA Parks — information on residential park living in South Australia

Advantages: Services provided, community, no land purchase required, and arrangements are typically governed by state residential park legislation — more protection than an informal licence.

Disadvantages: Park rules can be restrictive, site fees are ongoing with no equity built, and not all parks accept THOW designs. Before committing, visit in person, speak to existing residents, and read the site agreement carefully — particularly what happens if the park is sold or redeveloped.

Tiny Home Communities

A growing number of intentional communities in Australia welcome tiny homes. These sit somewhere between private land-sharing and residential parks — offering community connection with more autonomy than a caravan park.

Narara Ecovillage (NSW) is one of the most established examples, with a focus on sustainable living
Tiny Homes Foundation works on community housing solutions and advocacy for tiny home villages
Several community land trusts and co-housing projects are exploring tiny home precincts, particularly in regional NSW and Victoria

We’ve written a detailed guide on this topic: Tiny Home Communities in Australia.

Frequently Asked Questions

How much does it cost to lease land for a tiny home?

Expect $150–$350 per week depending on location and what’s included. Rural sites with no services can be as low as $100/week. Peri-urban sites near cities with power and water included tend toward the higher end. Either way, it’s significantly less than renting a conventional house in most Australian markets.

Land-sharing itself is legal — it’s simply leasing or licensing part of a property to another person. The legal question is whether the occupation of the land by a tiny home complies with local planning rules. In NSW, Clause 77 provides a clear exemption for one caravan occupied by a household member. In other states, the rules vary by council. The arrangement may be technically non-compliant in some jurisdictions, which is why understanding your local regulations is essential.

What if the landowner sells the property?

A licence typically does not survive the sale — the new owner has no obligation to honour it. A lease registered on the title may transfer, but most informal tiny home arrangements are not registered. This is one of the strongest arguments for a written agreement that specifically addresses the sale scenario, including a minimum notice period and potentially a relocation allowance.

Do I need council approval to park my THOW on someone’s land?

In NSW, generally no — provided the conditions of Clause 77 are met (one caravan, existing dwelling on the property, occupied by a household member). In Queensland and other states, the rules vary by council and you should check before committing. Even where no formal approval is required, the landowner should be aware that complaints from neighbours can trigger council investigation.

Can I get a formal lease for a tiny home site?

Yes, but it’s uncommon. You’d need a solicitor to draft the agreement, and it may need to comply with your state’s Residential Tenancies Act. Some landowners are reluctant because formal leases provide more rights to the tenant. However, if you’re planning to stay long-term, a formal lease is worth pursuing — and worth the legal costs.