15+ Years of Specialist Accommodation Experience.
Focused on Purpose-Built Co-Living.
The Harmony Group
Who We Are
Harmony Group specializes in one thing: high-yield co-living investment that generates positive cash flow from settlement.
Not traditional 3-4% yielding properties that bleed cash for 5-10 years.
Not speculative markets where you’re told to “trust the process.”
Not generic property advice that keeps you trapped in negative cash flow.
Purpose-built, 1B-certified co-living properties delivering strong yields with 98%+ occupancy rates. Average figures based on most recent nine-bed projects: around $380 a room, $179,010 in gross annual rent on a $1,574,000 base project cost, an 11.36% yield.
We build in Melbourne, across the middle ring, Frankston and a smaller area around Geelong, where a nine-bed co-living property needs no special planning approval. Our investors come from every state in Australia, and the whole process can be run remotely.
The result: Income that arrives while you are still working, rather than after you stop.
THE NUMBERS THAT MATTER
Focused exclusively on specialist accommodation and co-living, not dabbling, this is all we do.
One purpose-built building with nine self-contained suites, each with its own bathroom and kitchenette.
Our property management partners manage 477 rooms with only 6 vacant at any time (1.26% vacancy rate).
The historical average gross yield across The Harmony Group’s delivered projects. Verified, not projections or promises.
Every property passes 118 specific verification criteria before we’ll recommend it.
We say “no” to 85% of opportunities we evaluate, only the best 15% make it through our filters.
WHY CO-LIVING? WHY NOW?
Australia Has a Housing Crisis
The problem most investors don’t understand:
- 100,000+ annual shortfall between new builds and population growth
- 737,000 new arrivals to Australia (2022-2023)
- Young professionals can’t afford $600/week whole-house rentals
- Regional placement workers on 6-12 month contracts need turnkey solutions
Traditional property investment: Buy negatively geared property, wait 10-20 years for capital growth, hope it works out.
Co-living investment: Generate strong yields and positive cash flow from settlement. Use income to accelerate mortgage payoff and build an income portfolio.
The opportunity: Housing shortage + affordability crisis + changing work patterns = sustainable demand for co-living that pays premium rents for convenience.
THE HARMONY DIFFERENCE
We’re Co-Living Specialists, Not Generalists
Most property advisors sell whatever their developer client needs to move that month. Traditional houses. Apartments. Townhouses. Whatever generates a commission.
We do one thing: Purpose-built co-living investment.
Why specialization matters:
- We have relationships with Australia’s best co-living property managers.
- We understand 1B certification requirements intimately.
- We’ve refined the property configuration that commands $380-450/week per room.
- We know which builders can actually deliver quality co-living projects (price, quality, time frame).
After 15+ years of specialist accommodation experience, we know what works.
Generic advisors are still learning. We’ve been doing this for 15 years.
118-Point Data Analysis (Not Gut Feel)
Most property recommendations are based on:
- “Good suburb” (undefined)
- “Should grow nicely” (speculation)
- “Trust the market” (hope)
Harmony recommendations are based on 118 specific data points:
Market Analysis (42 points):
- Employment diversity and stability
- Population growth trends (historical + projected)
- Rental market fundamentals (vacancy rates, days on market)
- Infrastructure pipeline (transport, hospitals, education)
Area Selection (38 points):
- Distance to employment centers and transport quality
- Existing and pipeline co-living supply
- Council approval rates and timelines
- Crime rates, safety factors, and livability
Property Specification (38 points):
- 1B certification confirmed (non-negotiable)
- Property manager sign-off on design
- Builder track record with co-living (minimum 10 projects)
- Rental comparables verifying projected income
Data Sources:
- SQM Research (vacancy rates, rental trends, market analysis)
- CoreLogic (property data, appraisals, market insights)
- ABS (population, employment, economic data)
- Council planning departments (approvals, pipeline supply)
- Domain/REA (rental listings, comparable properties)
Why 118 points? The checklist asks about location, rental demand, planning, design, costs and management before we recommend a property.Property Specification (38 points):
- 1B certification confirmed (non-negotiable)
- Property manager sign-off on design
- Builder track record with co-living (minimum 10 projects)
- Rental comparables verifying projected income
Data Sources:
- SQM Research (vacancy rates, rental trends, market analysis)
- CoreLogic (property data, appraisals, market insights)
- ABS (population, employment, economic data)
- Council planning departments (approvals, pipeline supply)
- Domain/REA (rental listings, comparable properties)
Why 118 points? The checklist asks about location, rental demand, planning, design, costs and management before we recommend a property.
THE
TRACK
RECORD
What Our Team Has Learned
Lesson 1: Location Beats Everything
- Properties in the right location, average design: 94% occupancy
- Properties in the wrong location, perfect design: 76% occupancy
- Takeaway: Location comes first. That’s why we frontload our location analysis, with 80 of our 118 points focused on market and area selection.
Lesson 2: 6-Month Builds Beat 18-Month Builds
- Shorter builds: Less interest rate risk and less market change risk
- Takeaway: We focus on Victoria, where builds take 6 months.
Lesson 3: Property Management Is 50% of Success
- Same property, different managers: a meaningful difference in annual income
- Takeaway: We only use proven specialist property managers with sub-2% vacancy rates
VERIFIED RESULTS
Recent Nine-Bed Projects
9-Bedroom Melbourne Property (2 years ago):
- Purchase price: $1,400,000
- Weekly income: $3,510 ($380-$400/room)
- Gross yield: 12.58% based on purchase price
- Current replacement cost: $1,600,000
- Current yield: 11.4% based on current price
- Valuation on commercial valuation based on 8% cap rate: $2,000,000
9-Bedroom Melbourne Property (1 year ago):
- Purchase price: $1,650,000
- Weekly income: $3,825 ($400-$450/room)
- Gross yield: 12.05% based on purchase price
- Current replacement cost: $1,800,000
- Current yield: 11.05% based on current price
- Valuation on commercial valuation based on 8% cap rate: $2,220,000
What these results show:
- Co-living delivers both income AND capital growth
- Properties purchased 1-3 years ago now valued 20-45% higher
- Yields remain strong even at current replacement costs
- Early investors benefited from both yield and appreciation
Individual results vary. Past performance does not guarantee future results. See full disclaimers.
THE TEAM
Led by co-founders with 15+ years of specialist accommodation experience
The Harmony Group consists of property investment specialists, acquisitions experts, and data analysts who work exclusively in co-living investment.
Our approach:
- No generalists trying to do everything
- No selling whatever generates highest commission
- No pressure to transact on unsuitable properties
Just systematic property selection using 118 data points, deep market knowledge, and 15 years of specialist experience.
Our Partners:
- SQM Research: Independent market data and analysis
- Specialist Co-Living Property Managers: 10+ years experience, sub -2% vacancy rates
- Proven Builders: Minimum 10 co-living projects completed, zero compliance issues
FREQUENTLY ASKED QUESTIONS
How is Harmony different from other property investment advisors
We specialize exclusively in co-living. Drawing on 15+ years of specialist accommodation experience, we know this market intimately. We use 118-point systematic analysis, not gut feel. We reject 85% of opportunities. We only recommend properties we’d invest in ourselves.
Do I need to live in Victoria to invest?
No. Most clients are interstate investors. Our specialist property managers handle everything remotely. You receive monthly statements and annual summaries but don’t need to be local.
How long until I see returns?
Income begins within 2 weeks of completion. Co-living properties with specialist management place tenants immediately.
What if the market becomes oversaturated?
This is why we analyse pipeline supply as part of our 118 points. We actively avoid saturated markets. We also monitor continuously and can convert properties to traditional family homes if needed.
READY TO EXPLORE CO-LIVING INVESTMENT?
After 15+ years of specialist accommodation experience, we’ve learned that co-living investment isn’t for everyone.
It’s for investors who:
- Have $600K+ in usable equity.
- Value systematic selection over volume.
- Want Income that arrives while you are still working, rather than after you stop.
It’s NOT for investors who:
- Want hands-on property management.
- Have a pre-selected location before the proper due diligence is complete.
Book a free 30-minute strategy session and we’ll provide honest assessment of whether co-living suits your situation.
No obligation. No pressure. No sales tactics.
If it’s not right for you, we’ll tell you why and suggest alternatives.