Our most commonly asked questions, all answered in one place.

We're an end-to-end investment property concierge. Rather than introducing a property and stepping away, we coordinate strategy, finance, site selection, due diligence, design, building and specialist property management, and stay involved through to delivery and operational handover.

No. We're not a property-sourcing-only service and we don't list or sell homes on behalf of vendors. We stay involved from your initial strategy through to delivery and handover, coordinating the specialists so you deal with one central team.

Six strategies, each covered below:

• Rooming House — 4–6 bedroom purpose-built, high-cashflow packages
• 7–9 Bedroom Development — our ground-up, site-to-completion development service
• Dual Key — one title, two income streams
• Co-Living — room-by-room leasing within a standard residential classification
• Standard House & Land — a single-tenancy growth and diversification play
• SMSF Property Investment Structure — a land-and-build structure for eligible super investors

• 01 Strategy & Finance — budget, borrowing position, cashflow goal and risk tolerance.
• 02 Market & Site — assess demand and source suitable land or an approved opportunity.
• 03 Design & Diligence — test the plan, approvals, costs, builder, valuation and any guarantee.
• 04 Secure — holding deposit, contracts, legal review and finance conditions.
• 05 Deliver — coordinate consultants, builder, lender and inspections through construction.
• 06 Operate & Optimise — complete, furnish, lease and review performance once income-producing.

Fees vary by service and are confirmed in your client service agreement before anything is committed. The 7–9 Bedroom Development Service has a published fee of $25,000 + GST — 50% on engagement and 50% once a site clears preliminary due diligence.

No. All figures, forecasts and rental guarantees are estimates or third-party contractual arrangements. We don't guarantee finance approval, valuations, rental income or capital growth — every property should be independently verified and you should obtain your own legal, finance and tax advice.

No. Classification depends on design, occupancy, approved use and how the property is operated. The pathway must be confirmed property by property — never assumed from bedroom count.

They're building classifications under the National Construction Code. Purpose-built rooming houses are commonly Class 1B; a standard home (including most co-living homes) is Class 1A. The building surveyor and council determine the correct pathway for each property.

Only where it is expressly offered and documented. Our current rooming house packages carry a five-year rental guarantee provided by the specialist property management company — but the amount, start date, allowable deductions and guarantor must always be confirmed in writing for each property.

Not unless the contract expressly says so. Most rental guarantees are private contractual obligations from a property manager, builder or developer — so their financial capacity and track record matter.

Specialist management is strongly recommended. Rooming houses use different tenancy agreements, compliance obligations and resident-relations practices to a standard lease, and a manager experienced in the sector protects both income and compliance.

Potentially — but independent licensed SMSF, legal, tax and credit advice is essential first. See the SMSF Property Investment Structure section below.

Instead of a finished package, we help you identify a suitable site and coordinate demolition, purpose-built design, builder selection, approvals and construction from the ground up. It's more hands-on, with the aim of manufacturing equity through the development process.

Vacant residential land, established properties suitable for demolition, underutilised blocks and corner sites — each assessed against size, frontage, orientation, slope, services and planning pathways.

Strategic advice, site identification, feasibility, purpose-built design, builder and demolition management, project coordination and introduction to a specialist property manager. It's paid 50% on engagement and 50% once a site clears preliminary due diligence.

Yes. Legal, planning, surveying, demolition, council charges, valuation, finance and construction costs are separate third-party costs paid directly by you to those providers.

We help coordinate the process — contractors, site access, quotations and timing. Older properties can involve asbestos, which must be professionally assessed and can add cost, so it's tested early in due diligence.

We coordinate and manage the process, but we're not the builder, surveyor or certifier. We introduce and manage a suitably capable professional team on your behalf.

The fastest approval we've seen is six days, for a suitable, fully documented application. That's not a guarantee — timing depends on the applicant, lender, valuation and project.

Usually no. A dual key property generally remains on one title and is sold as one asset. A separately titled duplex is a different strategy with different planning, cost and lending considerations.

No. Lending policy varies significantly — some lenders use both appraised rents for servicing, others apply conservative shading or treat the property as a single dwelling. Align finance with an experienced broker before selecting a property.

No. A guarantee is a contractual promise subject to its own terms and the strength of the party providing it. Market rent should always be independently assessed.

Only if planning, title conditions, insurance, lender policy, tax and local short-stay rules all permit it. Never assume this is allowed.

It may be, depending on the fund's structure and borrowing arrangement. Independent licensed SMSF, legal, tax and credit advice is essential before contracting.

Only the signed contract answers this. Review site-cost allowances, rock and spoil provisions and any design-change terms before assuming "fixed price" covers everything.

A home designed for shared living — typically each bedroom with its own ensuite and shared kitchen and living areas — leased to individual tenants on separate room leases. Our co-living packages are generally designed for up to three tenants, which keeps them within a standard residential (Class 1A) classification rather than a registered rooming house. This is confirmed property by property with council.

Mainly scale and classification. A rooming house is purpose-built for four or more residents and is commonly Class 1B, with its own registration, compliance and management requirements. A co-living home houses fewer tenants under a standard residential classification, so it tends to be simpler to finance, insure and manage — with a yield that sits between a standard rental and a rooming house.

Generally yes, because the property is a standard Class 1A dwelling. That said, whether a lender will count multiple room rents for servicing still varies — test this with a specialist broker before selecting a property.

A property manager experienced in room-by-room leasing. Multiple individual leases mean more tenancy administration than a single household, so we introduce a manager set up for this model.

In most cases yes. Because the home is a standard residential dwelling, it can typically be leased to a single household or sold as a family home, which supports the exit market.

It's the simplest strategy: one dwelling, one tenant, mainstream lending and the broadest resale market. Investors typically choose it for capital growth and portfolio diversification rather than headline yield, and often pair it with a higher-cashflow strategy.

Lower. A standard rental won't match the gross yields of dual key, co-living or rooming house packages. The trade-off is simpler lending, lower management intensity and a wider pool of buyers when you sell.

Usually, yes. These properties are assessed under standard residential lending policy, so more lenders compete for the loan and higher loan-to-value ratios are typically available than for specialist property types. Your broker will confirm what applies to you.

We assess vacancy rates, historical and forecast growth, population and jobs, infrastructure spending and supply pipeline before recommending a suburb, then source land and a builder with a strong delivery history.

Not usually. Standard house and land packages are leased at market rent through a property manager. Any guarantee offered on a specific package will be documented in the contract.

• Potential stamp duty savings — often payable on the land component only
• Access to a broader range of property types (dual key, co-living, high-cashflow)
• Potential future access to equity growth via the Unit Trust structure
• Tax-effective income and growth within the concessional super environment
• Establishment costs may be funded from SMSF balances, subject to advice
• A compliance-focused structure with ongoing oversight

It's specifically designed to meet SMSF compliance obligations under the SIS Act, with ongoing compliance support. You should still obtain independent licensed SMSF, legal and tax advice before proceeding.

Proposed government changes to SMSF property lending have created uncertainty. Understanding your options today may provide access to opportunities that aren't available once changes take effect.

A complimentary 15-minute SMSF Property Strategy Call. It covers whether your SMSF balance may be suitable, borrowing capacity, and whether you qualify for the SMSF Property Waitlist. Places are limited and assessed case by case.

Strongly recommended across every strategy. Rooming house (Class 1B), dual key and SMSF property lending have their own policies, and many mainstream lenders have no policy for these products at all.

No. Policy varies by lender — some use combined or guaranteed rent, others apply rent shading or fall back on standard-house comparables. Test this before selecting a property.

A lender's practice of discounting a portion of appraised or guaranteed rent for servicing — for example, only counting 80%. It can reduce your usable borrowing capacity well below the headline figure.

Specialist rooming-house lending may sit around 70% LVR in some scenarios, while standard house and land is typically assessed under mainstream policy. The borrower, lender, valuation method and property all affect the outcome — always confirm current policy.

• Will both/all appraised rents be considered for servicing, and what shading applies?
• Does the lender accept this specific design and approved use?
• What LVR, cash contribution and contingency will be required?
• How will the property be valued — comparables, summation or income evidence?
• When does any pre-approval expire, and what happens if construction is delayed?
• Is a rental guarantee being treated as confirmed finance? (It shouldn't be.)