Australia's Co-Living
Investment Specialists
8-12% yields. Positive cash flow from settlement.
200+ projects delivered across 30+ councils.
Harmony for Co-Living
Why Co-Living Works When Traditional Property Doesn't
Traditional residential investment delivers 3-4% yields and years of negative cash flow. Co-living investment delivers 10-12% yields and positive cash flow from day one.
The difference is simple: Traditional properties rent to one household at $600/week. Co-living properties rent per room—four rooms at $375/week generates $1,500/week. Same property, same location, 150% more income.
But co-living only works when done correctly. Properties need Class 1B certification (operating without it risks $125,000+ fines and jail time). They need specialist property management (standard managers can’t handle multi-tenant coordination). And they need locations with genuine tenant demand, not speculative markets.
That’s where 15 years of specialist experience and 200+ delivered projects matters.
Over 100,000 new builds per year behind 737,000 new arrivals to Australia between 2022-23
Projects Delivered
$210+ million in portfolio value across Melbourne, Adelaide, and Perth.
Councils
Deep experience navigating diverse regulatory environments and approval processes.
Average Yield
Verified across delivered projects—not projections, actual results.
Occupancy
Our property management partners maintain sub-2% vacancy rates (477 rooms, 6 vacant).
HOW CO-LIVING DIFFERS
| Traditional Rental | Co-Living Investment | |
|---|---|---|
|
Weekly Income |
$600 (whole house) |
$1,500 (4 rooms × $375) |
|
Annual Yield |
3-4% |
10-12% |
|
Cash Flow |
Negative years 1-5 |
Positive from settlement |
|
Vacancy |
3-4 weeks between tenants |
24-48 hours (rolling placement) |
|
Tenant Type |
Families, couples |
Working professionals, FIFO, regional workers |
|
Management |
Standard property manager |
Specialist co-living manager required |
|
Certification |
Standard residential |
Class 1B certification mandatory |
WHY HARMONY FOR CO-LIVING
118-Point Data Analysis
We analyze 118 specific data points before recommending any property—from employment diversity and rental demand to council approval rates and property manager capacity. Currently recommending Melbourne (6-month builds), Adelaide (emerging growth), and Perth (highest yields). Actively avoiding Brisbane due to oversupply.
1B Certification Guaranteed
Every property has Class 1B certification confirmed before construction begins. No exceptions. Operating without certification risks $125,000+ fines and up to 2 years jail in Queensland. We only work with builders who have 10+ completed co-living projects with zero compliance issues.
Specialist Management Partners
Co-living only works with specialist property managers. We partner exclusively with managers maintaining 98%+ occupancy rates. Our primary partner manages 477 rooms with only 6 vacant—placing new tenants within 24-48 hours when rooms become available.
Market Selection Discipline
We reject 85% of opportunities we evaluate. Currently focused on three markets where data supports sustainable 10-12% yields: Melbourne (6-month build times, diverse employment), Adelaide (interstate migration growth), and Perth (FIFO worker demand). We actively avoid oversaturated markets like Brisbane despite industry hype.
THE HARMONY
CO-LIVING PROCESS
- Verify Your Suitability
Co-living investment typically requires $200K-$220K in usable equity (20% deposit plus costs). We conduct honest assessment—if it’s not right for you, we’ll say so. - Identify Optimal Market
Using 118-point analysis and SQM Research data, we identify which of our three active markets (Melbourne, Adelaide, Perth) best suits your goals and timeline. - Secure Untitled Land
Our untitled land strategy provides 3-6 months to arrange finance while securing premium sites at 20-30% below titled land prices. - Coordinate 1B-Certified Build
Only builders with 10+ co-living projects and proven compliance. Melbourne and Adelaide complete in 6 months, Perth in 10-12 months. - Specialist Manager Selection
Property managers sign off on designs during construction and build tenant waitlists before completion. - Settlement & Immediate Income
New tenants typically placed within 2 weeks of settlement. Income begins immediately—no 6-12 month wait to find tenants.
WHO CO-LIVING SUIT
The Mortgage Accelerator
Situation: $400K-$700K mortgage, paying $2,500 – $4,000/month
Goal: Pay off mortgage 10-15 years faster
How Co-Living Helps: $15K-$25K annual positive cash flow accelerates repayments dramatically
The Pre-Retiree
Situation: Mid-40s to early 60s, need retirement income
Goal: Generate $60K-$100K/year passive income
How Co-Living Helps: 2-3 properties deliver salary replacement within 7-10 years
The Portfolio Optimizer
Situation: Already own 1-3 underperforming properties
Goal: Convert negative cash flow to positive
How Co-Living Helps: Replace 3-4% yielding properties with 10-12% yielding ones
CURRENT MARKETS WE LOVE
Melbourne
Build Time: 6 months
Why Now: Multiple growth corridors, diverse employment, established co-living acceptance
Yield Range: 10-12%
Best For: Investors wanting faster build timelines and diverse market options
Adelaide
Build Time: 6 months
Why Now: Interstate migration surge, government infrastructure investment, emerging co-living market
Yield Range: 10-12%
Best For: Investors seeking lower entry costs ($800K-$950K range) with strong growth potential
Perth
Build Time: 10-12 months
Why Now: FIFO worker demand, mining sector stability, undersupply vs. demand
Yield Range: 11-13% (highest)
Best For: Investors who can wait longer build times for premium yields
Markets that are harder to work in: we can find gems through our network, but for the average person, the opportunities look more like this: Brisbane (entry costs $1.2M+, yields only 8-9%, pipeline oversupply) and regional Victoria (false opportunity—example: Ballarat hospital development looks good but 400+ rooms approved for 200 workers = oversupply).
THE RISKS
Co-living investment carries risks you should understand:
Market Risk: Oversupply in specific areas (why our 118-point analysis matters)
Regulatory Risk: Co-living rules could change (why 1B certification provides foundation)
Management Risk: Poor property managers destroy returns (why we only use proven specialists)
Interest Rate Risk: Rate increases impact cash flow (though higher income provides buffer vs. traditional)
Liquidity Risk: Smaller buyer pool than traditional property (though can convert to family home)
The mitigation: Systematic property selection, 1B certification, specialist management, and only investing where you can hold 10+ years regardless of market conditions.
Not suitable if you: Can’t afford 2% interest rate rise, need capital within 3 years, or don’t have adequate emergency fund.
WHY 200+ PROJECTS MATTERS
After delivering 200+ specialist accommodation projects worth $210+ million, we know what works:
✅ Location beats everything – Properties in right location with average design outperform perfect properties in wrong locations
✅ Certification is non-negotiable – Every property must have 1B certification before we recommend it
✅ Management makes or breaks returns – The difference between 85% and 98% occupancy is $8K-$12K annually
✅ Build time matters – 6-month builds (Melbourne/Adelaide) reduce finance stress vs. 18+ month projects
✅ The untitled land strategy works – Saves $50K-$100K while providing time to optimize finance
Our track record: 10.8% average yield across delivered projects, 93% of properties meeting or exceeding projected income, zero properties with certification issues.
TRANSPARENT FEE STRUCTURE
What You Pay: Property purchase price ($800K-$1.1M), standard legal fees, settlement costs, furniture package (~$15K-$20K)
What You Don’t Pay: No buyer’s agent fees to Harmony, no finder’s fees, no consultation fees
How Harmony Gets Paid: Referral fee from builder at settlement (same fee across all builders on our panel—no incentive to prefer one over another)
Why This Works: Aligned incentives—we only get paid when you successfully settle, and only when you’re happy with the outcome.
NEXT STEPS
Ready to Explore Co-Living Investment?
Book a free 30-minute strategy session. We’ll review:
- Your current financial situation and goals
- Which of our three active markets suits your circumstances
- Current opportunities and projected timelines
- Honest assessment of whether co-living fits your situation
No obligation. No pressure. No sales tactics.
If co-living isn’t right for you, we’ll tell you. If it is, we’ll show you exactly how it works.
Testimonials
FAQS
How much do I need to start?
Typically $200K-$220K in usable equity or cash (20% deposit on $900K property plus costs). Alternative structures available with 5% deposit but involve trade-offs.
Is co-living legal?
Yes, when properly certified with Class 1B certification. Operating without certification risks $125K+ fines and jail time. Every Harmony property has certification confirmed before construction.
Can I really get 10-12% yields?
Yes—our delivered project average is 10.8%. Co-living rents per room ($375/week × 4 rooms = $1,500/week) vs. whole house rental ($600/week). Same property, 150% more income.
Who manages the property?
Specialist co-living property managers (not you). Our partners maintain 98%+ occupancy, handle all tenant placement, and coordinate all property maintenance. You receive monthly statements only.
What if the market becomes oversaturated?
This is why we analyze 118 data points and reject 85% of opportunities. We actively avoid saturated markets (like Brisbane) and monitor pipeline supply continuously. Properties can also convert to traditional family homes if needed.
How long until I see returns?
Tenants typically placed within 2 weeks of settlement. Income begins immediately—not 6-12 months waiting for tenants like traditional property.
Prepare for a prosperous future
Take control of tomorrow by investing in what matters today. Partner with us to secure your path to financial growth and a brighter, wealthier future. Ready to start building your legacy? Let’s get started.
Management Partners
We only work with the best in the Co-Living space, we are able to lock in guarantees and off market solutions.
