Street Score: Australia’s First BTR Mystery Shopping Benchmark
We visited 26 Build-to-Rent buildings across Melbourne, Sydney, and Brisbane. Here’s what we found.
Australian Build-to-Rent has matured quickly. There are now enough operational assets, enough leasing evidence, and enough competition between operators to ask a harder question than “is the sector growing?”
The question is: how well is it actually performing?
To answer it, Franklin St. launched Street Score, Australia’s first independent mystery shopping and benchmarking programme for the BTR sector. Between May and June 2026, we assessed 26 BTR buildings across three states, posing as genuine prospective renters and scoring every building against a 76-question framework covering nine sections of the leasing journey; from digital presence and arrival through to inspection quality, brand storytelling, inclusions and the close.
The national benchmark sits at 71.4%. The highest-performing building scored 87%. The lowest scored 36%.
That spread tells you something important: operational quality in Australian BTR is not a function of the asset. It’s a function of the team, the system, and the story being told in every leasing conversation.
The full Wave 1 Street Score Benchmark Report is available to download now. It covers section-by-section results, the moments in the leasing journey where BTR is consistently losing prospective renters, and what the best operators are doing differently.
[Download the Street Score Benchmark Report →] – Coming Soon
To find out how your building scores against the national benchmark, contact the team at Hello@franklinst.com.au.