200+ Projects.
$210M Delivered.
10.8% Average Yield.
After 15 years and 200+ specialist accommodation projects across 30+ Australian councils, we learned something most property advisors won't tell you: Generic property investment keeps you working until 65. Co-living investment can get you to retirement.
Harmony Property
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 10-12% yields with 98%+ occupancy rates.
We’ve delivered 200+ specialist accommodation projects worth $210+ million across Melbourne, Adelaide, and Perth. Our systematic 118-point methodology, backed by partnerships with SQM Research and Australia’s most experienced co-living property managers, identifies the 15% of opportunities that actually work—and rejects the 85% that don’t.
The result: Our clients retire 10-15 years earlier than traditional property investors because their properties generate income immediately, not “someday when they go up in value’. Other clients want freedom now, building a lifestyle that gives them travel, opportunities for their children, and more fun and excitement, rather than waiting until they stop working to experience life’s riches.
The result: Clients achieve financial independence and lifestyle freedom much sooner. Some retire 10-15 years earlier than those relying on traditional property appreciation, because their properties generate immediate income. Others prioritize building a lifestyle now, enjoying travel, providing opportunities for their children, and experiencing more fun and excitement, rather than waiting until retirement to enjoy life’s riches.
THE NUMBERS THAT MATTER
Specialist accommodation and co-living properties across Melbourne, Adelaide, Perth, and historically other markets.
Delivered projects from untitled land through to tenant-occupied income-generating assets.
Deep experience with regulatory requirements, approval processes, and 1B certification across diverse jurisdiction.
Verified across delivered projects—not projections or promises, actual documented returns.
Our property management partners manage 477 rooms with only 6 vacant at any time (1.26% vacancy rate).
Focused exclusively on specialist accommodation and co-living—not dabbling, this is all we do.
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
- FIFO workers need flexible accommodation between rotations
- 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 10-12% yields and positive cash flow from settlement. Use income to accelerate mortgage payoff and build retirement 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 know which councils approve co-living efficiently (and which don’t)
- We have relationships with Australia’s best co-living property managers
- We understand 1B certification requirements intimately (operating without it risks $166,000+ fines) and jail time in some states…
- We’ve refined the property configuration that commands $375-400/week per room
- We know which builders can actually deliver quality co-living projects (price, quality, time frame)
After 200+ projects, 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? Because after 200+ projects, we know that’s how many questions you need to answer to predict whether a property will deliver 10-12% yields with 98% occupancy—or become an expensive mistake.
Strategic Market Selection
(We Reject More Than We Accept)
Example of Current Approved Markets:
Melbourne
- Build time: 6 months
- Multiple growth corridors with diverse employment
- Established co-living acceptance
- Yield range: 10-12%
- Why it works: Strong transport, diverse economy, proven regulatory framework
Adelaide
- Build time: 6 months
- Interstate migration surge from Victoria/NSW
- Lower entry costs ($800K-$950K)
- Yield range: 10-12%
- Why it works: Emerging market, government investment, undersupply vs demand
Perth
- Build time: 10-12 months
- FIFO worker demand (mining sector stability)
- Highest yield potential
- Yield range: 11-13%
- Why it works: FIFO workforce, tight rental market, resource sector employment
We analyze 20-30 markets quarterly. Typically only 4-6 pass all filters.
This discipline—saying “no” to 85% of opportunities—is what protects our clients from oversaturated markets and ensures sustainable yields.
Untitled Land Strategy
(Save $50K-$100K Most Investors Don't Know About)
Example of Current Approved Markets:
Traditional approach:
- Buy titled land (already subdivided)
- Pay 20-30% premium for convenience
- Arrange finance in 30-60 days (rushed, stressful)
- Hope everything aligns
Harmony’s untitled land strategy:
- Secure land before subdivision complete
- Save $50,000-$100,000 on land cost
- Have 3-6 months to arrange finance properly
- First access to premium sites before retail market
Real example:
- Titled land: $350,000
- Untitled land (same location): $280,000
- Savings: $70,000
- Time to arrange finance: 4-5 months (vs 30-60 days)
Why this matters: Lower entry cost, less stress, better property selection, time to optimize financing structure.
Most advisors don’t offer this because they don’t have developer relationships pre-subdivision.
1B Certification Absolutism
(Zero Exceptions)
Operating a co-living property without Class 1B certification is illegal.
Penalties in Queensland:
- Fines up to $125,000 per infringement
- Up to 2 years jail time
- Immediate closure orders
- Cannot get finance or insurance
What 1B certification requires:
- Fire safety systems (smoke alarms, extinguishers, multiple exits)
- Disability access compliance
- Structural reinforcement
- Council approval and ongoing compliance
Harmony’s position: Every property has 1B certification confirmed BEFORE construction begins. No exceptions. No “we’ll get it later.” No “it’s a grey area.”
Across 200+ projects: Zero properties with certification or compliance issues.
Why we’re absolutist: In 2023, a Queensland property owner faced $375,000 in fines for operating uncertified co-living. Property was worth $850K. After legal fees, owner lost everything.
We will not recommend any property without confirmed 1B certification. Period.
THE
TRACK
RECORD
What 200+ Projects Taught Us
Lesson 1: Location Beats Everything
- Properties in right location, average design: 94% occupancy
- Properties in wrong location, perfect design: 76% occupancy
- Takeaway: We frontload location analysis (80 of 118 points on market/area selection)
Lesson 2: 6-Month Builds Beat 18-Month Builds
- Shorter builds = less interest rate risk, less market change risk
- Takeaway: Focus on Melbourne/Adelaide (6 months), carefully select Perth (10-12 months)
Lesson 3: Property Management Is 50% of Success
- Same property, different managers: 8-12% annual income difference
- Takeaway: Only use proven specialists with sub-2% vacancy rates
Lesson 4: The Untitled Land Strategy Works
- 87% of our projects use untitled land strategy
- Average savings: $50K-$100K per property
- Takeaway: Developer relationships matter more than most investors realize
Lesson 5: Systematic Selection Beats Volume
- Advisors pushing 50+ properties/year: Mixed results
- Harmony selecting 30-50/year after 118-point filter: 93% success rate
- Takeaway: Saying “no” protects clients more than saying “yes”
VERIFIED RESULTS
Client Success Examples
5-Bedroom Melbourne Property (1 year ago):
- Purchase price: $670,000
- Weekly income: $1,520 ($300-320/room)
- Gross yield: 12%
- Current replacement cost: $780,000
- Current yield: 10.5%
- Capital appreciation: $110,000 (16.4%)
6-Bedroom Perth Property (1 year ago):
- Purchase price: $675,000
- Weekly income: $2,270 ($360-390/room)
- Gross yield: 17%
- Current replacement cost: $975,000
- Current yield: 12%
- Capital appreciation: $300,000 (44.4%)
5-Bedroom Adelaide Property (2.5 years ago):
- Purchase price: $650,000
- Weekly income: $1,895 ($350-435/room)
- Gross yield: 15%
- Current replacement cost: $950,000
- Current yield: 10.5%
- Capital appreciation: $300,000 (46.2%)
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 (10-12%) 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 specialist accommodation experience and 200+ delivered projects
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
Mortgage Brokers – Specialists in investment property and co-living income modeling
OUR INVESTMENT PROCESS
How We Work With Clients
Step 1: Honest Suitability Assessment
- Do you have $200K-$220K in usable equity?
- Can you service debt with 2% interest rate buffer?
- Are you investing for 5-10+ years minimum?
- If no to any of these, we’ll tell you co-living isn’t suitable (and why)
Step 2: Market & Property Selection
- Review current opportunities in Melbourne, Adelaide, Perth
- Show 118-point analysis for each property
- Explain why we’re recommending these (and rejecting others)
- Provide SQM Research market reports
Step 3: Untitled Land Reservation
- 5% deposit secures premium site
- 3-6 months before land titles (time to arrange finance)
- No rushed 30-day approval requirement
Step 4: 1B-Certified Build
- Only builders with 10+ co-living projects
- Property manager signs off on design
- Melbourne/Adelaide: 6 months, Perth: 10-12 months
- Regular progress updates
Step 5: Settlement & Income
- Specialist property manager places tenants within 2 weeks
- Income begins immediately
- Monthly statements and annual summaries
- Ongoing market updates and portfolio review
Our Promise:
- We only recommend properties that pass 118 filters
- We only work with proven builders and managers
- We reject opportunities that don’t meet our standards
- If we wouldn’t invest in it ourselves, we won’t recommend it to you
THE TRANSPARENT FEE STRUCTURE
What You Pay:
- Property purchase price ($800K-$1.1M depending on market)
- Standard legal and conveyancing fees
- Standard settlement costs (stamp duty, transfer fees)
- Furniture package (~$15K-$20K)
What You DON’T Pay:
- $0 to Harmony Group (no buyer’s agent fees, no finder’s fees, no consultation fees)
How Harmony Gets Paid:
- Single referral fee from builder at settlement
- Same fee across all builders on our panel (no incentive to prefer one over another)
- Only paid when project successfully settles
Why This Works:
- Aligned incentives (we only succeed when you succeed)
- No pressure to transact on unsuitable properties
- Long-term relationship model (most clients purchase 2-5 properties over time)
- ~60% of new clients come from existing client referrals
FREQUENTLY ASKED QUESTIONS
How is Harmony different from other property investment advisors
We specialize exclusively in co-living. After 200+ projects, 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 Melbourne, Adelaide, or Perth 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.
What's the minimum investment required?
Typically $200K-$220K in usable equity or cash (20% deposit on $900K property plus costs). Alternative structures exist with 5% deposits but involve trade-offs.
How long until I see returns?
Income begins within 2 weeks of settlement. Unlike traditional properties requiring 6-12 months to find tenants, co-living properties with specialist management place tenants immediately.
What if the market becomes oversaturated?
This is why we analyze pipeline supply as part of our 118 points. We actively avoid saturated markets (like Brisbane). We also monitor continuously and can convert properties to traditional family homes if needed.
READY TO EXPLORE CO-LIVING INVESTMENT?
After 15 years and 200+ projects, we’ve learned that co-living investment isn’t for everyone.
It’s for investors who:
- Want positive cash flow, not 5-10 years of losses
- Can commit to 5-10+ year hold periods
- Have $200K+ in usable equity
- Value systematic selection over volume
- Want to retire 10-15 years earlier
It’s NOT for investors who:
- Need capital within 2-3 years
- Can’t afford 2% interest rate buffer
- Want hands-on property management
- Are looking for quick flips or speculation
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.