all renting households are renting from private landlords, there is an increased number of private renters receiving Commonwealth rent assistance. Home ownership in Australia decreased to 67% in 2011, the lowest level in over 50 years. Tasmania has the highest home-ownership rate at 70%, and the Northern Territory the lowest at 46%. As of the 2016 Census, home ownership in Australia had decreased to 65%. Property as an investment The 25% of dwellings which are rented by private landlords may be considered income-producing or investment properties, and the private landlords as investors, though some owner-occupiers may also view their dwellings as investments. Private landlords generally collect rent from a tenant as taxable income, whilst an owner-occupier derives imputed rent from living in the dwelling, and is also not subject to capital gains tax. Similarly, the investor can claim expenses relating to the property, including property taxes, interest and depreciation, whilst the owner-occupier cannot. The rent paid by a tenant for private or domestic purposes is not generally an allowable deduction of the tenant, nor are any expenses relating to the property. Affordability Home ownership in Australia is becoming more exclusive. The ratio of the price of the average home to Australians' average income was at an all-time high in the late 1990s. Young people are buying homes at the lowest rates ever, and changes in work patterns are reducing many households' ability to retain their homes. Characteristics New homes have increased in size and hold fewer people on average than in the past. The proportion of houses with four or more bedrooms increased from 15% in 1971 to greater than 30% in 2001. Immigration to Australia A number of economists, such as Macquarie Bank analyst Rory Robertson, assert that high immigration and the propensity of new arrivals to cluster in the capital cities is exacerbating the nation's housing affordability problem. According to Robertson, Federal Government policies that fuel demand for housing, such as the currently high levels of immigration, as well as capital gains tax discounts and subsidies to boost fertility, have had a greater impact on housing affordability than land release on urban fringes. The Productivity Commission Inquiry Report No. 28 First Home Ownership (2004) also stated, in relation to housing, "that Growth in immigration since the mid-1990s has been an important contributor to underlying demand, particularly in Sydney and Melbourne." This has been exacerbated by Australian lenders relaxing