Green Star rating
5 Star Green Star – Design and As Built
Location
Gadigal Land, Sydney
Certification
2025
Type
Build-to-rent
5 Star Green Star – Design and As Built
Indi Sydney is the CBD’s first – and only – purpose-built build-to-rent (BTR) residence and a landmark overstation development above Gadigal Station.
The 39-storey tower delivers 234 professionally managed apartments and raises the bar for renters through flexible lease terms, premium amenity, innovative design, strong sustainability outcomes (including a 5 Star Green Star Design & As Built v1.3 rating) and a connected, renter-first community.
Developed by Investa on behalf of owner Oxford Properties Group (Oxford), and designed by architects at Bates Smart, Indi Sydney responds to the growing demand for high-quality, well-connected homes. Indi Sydney provides renters with secure long-term lease options, professional onsite management and premium shared amenities supporting tenant wellbeing and community, while direct metro access enables zero resident car parking and reduces car dependency in the CBD.
For Margot Black, General Manager Corporate Sustainability at Investa, achieving a 5 Star Green Star rating was about supporting long-term asset performance and ensuring Indi Sydney aligns with investor expectations for future-ready residential assets.
“Investa targeted a 5 Star Green Star Design and As Built rating to provide an independent, credible framework to guide sustainability outcomes from early design through to completion,” said Ms Black.
“Build to Rent is a long-term ownership model, which aligns strongly with Green Star’s focus on ongoing performance. This model supports sustained investment in building quality, resident wellbeing and operational efficiency and resilience for years to come,” she added.
Project goals
Investa launched the Indi Build to Rent platform in 2021, providing investment, development and property management services to Oxford, who owns the properties, with the goal to provide a different and better way for Australians to rent.
Indi Sydney is the flagship project under the Indi BTR platform and was built in tandem with Gadigal Station. The project was delivered as part of the Sydney Metro City & Southwest project and is one of two overstation developments above Gadigal Station (alongside Parkline Place, a 39-storey commercial office tower also developed by Investa on behalf of Oxford and Mitsubishi Estate Asia).
Key sustainability goals for the Indi Sydney development included achieving a 5 Star Green Star Design and As Built rating. Investa engaged Cundall to support the development and ESG team throughout the Green Star submission process.
Standout sustainability features
Standout features include:
- Independent commissioning and 12‑month building systems tuning
- Comprehensive energy and water metering linked to the Building Management System
- Regenerative lifts capture and re-use energy
- Climate change risk assessment undertaken and climate change adaptation plan prepared for the development
- Responsible materials selection (including low-VOC finishes, sustainable timber and concrete selection and construction waste diversion)
- 7 Star NatHERS Energy rating achieved
- Performance/low-emissivity glazing, fixed shading and insulation to reduce reliance on mechanical cooling
- Accessible bike storage and end-of-trip facilities
- Rooftop solar PV
- Rainwater harvesting
Positive resident action is encouraged through a Sustainability Toolkit, encouraging behavioural change and improved environmental performance.
Indi Sydney’s base building is powered by 100% renewable electricity and is net zero in operation (scope 1 and 2 emissions, FY25 and FY26). Renewable electricity is also available to residents of Indi Sydney through an embedded network.
The Green Star ambitions and ratings achieved for the building also supports its Green Debt Framework. Indi Sydney was the first BTR project in Australia to secure a Green Loan, with A$160 million issued under a purpose-built Green Financing Framework developed by Oxford and Investa and aligned with APLMA Green Loan Principles, ensuring transparent allocation of capital to eligible green assets and directly linking investment to environmental outcomes.
Design by Bates Smart
A defining quality of Indi Sydney is the unusually high degree of solidity in its façade – a conscious design initiative adopted for environmental performance, explained Philip Vivian, Managing Director, at Bates Smart.
“The reduced glazing significantly cuts heat gain and increases the façade’s thermal performance through improved insulation, while also affording residents a high degree of privacy in a dense inner-city setting.
“Elsewhere, the building embraces a more dematerialised approach to construction: the pool sits between a series of inverse ‘V’-shaped transfer structures over the Metro entry, and lift cores are left exposed rather than clad. Both features left as off-form concrete, revealing the building’s engineering rather than hiding it.”
For the team at Bates Smart, targeting 5 Star Green Star rating meant sustainability informed design from the early concept stages.
The floorplate was designed to maximise natural light and ventilation, resulting in 62.5% of apartments with dual aspects. Every window is shaded horizontally and vertically on three sides, resulting in glazing that reads as more transparent and naturally residential, while the solid masonry façade controls heat gain and loss and adds insulation and privacy.
The design team, Vivan explained, felt that respecting the heritage context of the Edinburgh Castle Hotel and surrounding low and mid-rise brick heritage buildings was paramount, alongside ensuring genuine amenity for every apartment despite the site’s tight footprint.
Connected inner city living designed for wellbeing
As Sydney CBD’s first purpose-built Build to Rent development, Indi Sydney was designed to give residents the benefits of city living without compromising on wellbeing, flexibility or community. Located directly above Gadigal Station, the building places residents within immediate access to transport, employment, retail, education, health services and cultural destinations.
Indi Sydney supports connection and wellbeing through a carefully curated range of resident amenities and shared spaces. Residents can choose to work, exercise, socialise and relax across a variety of spaces, including the co-working zone, residents’ lounge, fully equipped gym, yoga studio, heated indoor pool and spa, rooftop dining and outdoor terrace spaces.
“We’ve created spaces that support the different ways people live, work and connect. From the co-working lounge and wellness facilities to the rooftop terrace and resident events program, every part of the building has been designed to make everyday living easier and more enjoyable,” said Courtney Raven, Operations Director – Indi.
An on-site resident services team further strengthens the sense of community through a regular calendar of resident events and experiences, while a dedicated resident app, maintenance support and professionally managed services provide a seamless living experience.
The building’s location above Gadigal Station is a defining feature, connecting residents to Sydney’s broader transport network and enabling a highly accessible, low-car lifestyle. “With direct access to the metro, rail, light rail, bus services and active transport routes near Hyde Park and the Royal Botanic Gardens, residents can easily access everything the city has to offer,” says Raven.
Market-leading recognition
Indi Sydney has been closely observed by industry peers as a test case for design excellence, delivery complexity and long-term operational performance at scale.
Formal industry recognition is evidenced through multiple independent awards, including the AIA Awards, Urban Taskforce, Council of Vertical Urbanism (formerly Council of Tall Buildings and Urban Habitat), The Urban Developer and World Architecture News. The NSW Architecture Awards jury described Indi Sydney as “an exemplar BTR development” and “a confident, inner-city insertion for ultra convenient living,” acknowledging both its architectural quality and contribution to high-density, transit-oriented urban renewal.
- Gold, Residential – World Architecture News Awards 2026
- Winner, Best Tall Building, by Region, Oceania – Council for Tall Buildings and Urban Habitat Awards of Excellence 2025
- Winner, Build to Rent Development of the Year – Urban Taskforce Development Excellence Awards 2025
- Winner, Residential Architecture Multiple Housing – Australian Institute of Architects National & NSW Architecture Awards 2025
- Finalist, Best Residential Development and Best Sustainable Development – Property Council Innovation & Excellence Awards 2026
- Finalist, Development of the Year BTR/PBSA – The Urban Developer Awards for Industry Excellence 2025
- Finalist, Sustainable Architecture – Australian Institute of Architects NSW Architecture Awards 2025
Lessons learnt
Indi Sydney reinforced the value of taking a long-term view throughout the development process. As a Build to Rent asset designed to be owned and operated over decades, sustainability outcomes were considered alongside resident experience, operational performance and asset resilience from the outset. This approach informed decisions across design, procurement, construction and operations, helping create a building that is designed to perform well throughout its lifecycle.
The project also demonstrated the importance of early collaboration between development, design, sustainability and operations teams. By aligning objectives from the beginning, the team was able to deliver a building that achieves strong environmental outcomes while supporting the everyday needs of residents and the long-term expectations of investors.
