THE HARMONY METHOD
Data-Driven Co-Living Investment
118 Data Points. 200+ Projects. Zero Guesswork.
Replace generic property advice with Australia’s most systematic approach to high-yield co-living investment.
The Problem With Property Investment Advice
Most property advisors use the same tired playbook: “Buy in a good area” (but which suburb exactly?). “Look for capital growth” (while you bleed cash every month). “Trust the market” (until interest rates spike and you panic sell).
The result? Investors stuck with properties delivering 3-4% yields, negative cash flow, and retirement plans pushed back another decade.
We took a different path.
After delivering 200+ specialist accommodation projects worth $210+ million across 30+ Australian councils, we learned something critical: The difference between a property that accelerates your retirement and one that delays it comes down to data, not hope.
Why Co-Living? Why Now?
Australia has a housing crisis. 2.4 million Australians need housing in the next decade. Traditional housing can’t keep pace. Young professionals can’t afford $600/week for a whole house. Regional and FIFO workers need flexible, furnished solutions.
The Co-Living Advantage
- 10-12% yields (vs 4-5% traditional rentals)
- 98%+ occupancy rates (vs industry average 92-94%)
- Working professionals as tenants (stable income, minimal wear)
- Rental income within 24-48 hours of vacancy (vs weeks)
- Cash flow positive from day one (vs 5-10 years negative gearing)
But here’s the catch: Not all co-living properties work. The difference between a co-living investment that prints money and one that becomes a legal nightmare comes down to three things: location, certification, and management.
The 118-Point Harmony Method
Most advisors pick properties based on “gut feel” or whatever their developer client needs to sell. We do the opposite.
Every property Harmony recommends passes through 118 specific data filters. Not 20. Not 50. Exactly 118. Because that’s how many questions you need to answer to know if a co-living property will actually deliver.
The Three Pillars: Market, Area, Property
- Market Analysis (42 points): Employment health, demographics, rental fundamentals, infrastructure pipeline
- Area Selection (38 points): Location intelligence, supply/demand dynamics, council regulations, risk factors
- Property Specification (38 points): Design configuration, compliance certification, build quality, income optimization
Partnered with SQM Research—Australia’s premier independent property data firm—every property includes verified market reports. The same data billion-dollar institutions use.
How 118 Points Saved One Investor $300,000
In 2024, we analysed two Melbourne properties. Both looked identical on paper: same price ($950,000), same location (growth corridor), same configuration (5 bed/5 bath), same projected rent ($1,750/week).
Most advisors would have picked either one. But the 118-point analysis revealed critical differences in public transport access, employment diversity, council approval rates, and builder track records.
12 Months Later
- Property A (Passed): 98% occupied, $1,820/week, valued $1.05M
- Property B (Failed): 72% occupied, $1,260/week, valued $920K
The $300K difference: $29,120/year income gap + $130,000 capital difference + $150,000+ opportunity cost.
This is why 118 data points matter. They’re the difference between retirement at 55 and retirement at 65.
The Numbers Don't Lie
Across 200+ delivered projects:
Average yield delivered: 10.8%
(range: 9.2% – 13.4%)
Average occupancy rate: 96.3%
Average tenant tenure: 14 months
Properties with legal/certification issues: 0%
Current vacancy rate (477 rooms): 1.26%
Which Investor Are You?
The Mortgage Prisoner
Age 35-50, $400K-700K mortgage, decades until paid off. Co-living’s $15,000-25,000/year positive cash flow accelerates mortgage payoff by 10-15 years. Mortgage freedom in 5-10 years vs 20-25.
The Pre-Retiree
Age 45-60, comfortable but super won’t fund desired lifestyle. 2-3 co-living properties = $50K-80K annual income. Build portfolio in 5-7 years, income starts immediately.
The Portfolio Builder
Age 30-50, already have 1-3 underperforming investment properties. Convert negatively geared assets to positive cash flow. Portfolio generates income, not just equity on paper.
What Every Harmony Investor Gets
- 1B Certification confirmed before any commitment (avoid $166,900 fines)
- Full 118-point analysis report for every property considered
- SQM Research market report with verified rental data
- Specialist property manager with 10+ years co-living experience, <2% vacancy
- Untitled land strategy saving $50-100K vs retail pricing
- 3-6 month finance timeline (no 30-day approval rush)
What clients pay Harmony: $0. We’re paid by builders at settlement—same fee across all builders, so no incentive to prefer one over another.
Current Approved Markets
Melbourne: Employment diversity, $150B+ infrastructure pipeline, 6-month builds, 30+ approved council areas.
Adelaide: Interstate migration surge, government incentives, lower entry costs ($800-950K), 10-12% yields.
Perth: FIFO worker demand, highest yield potential (11-13%), strong employment growth.
Brisbane: Currently rejected due to oversupply risk and entry costs. See our blog for detailed analysis.
Book Your Free Strategy Session
30-45 minutes. No obligation. Here’s what happens:
- We learn about your financial situation and retirement goals
- We walk through the 118-point methodology with real examples
- We give you an honest assessment—if co-living isn’t right for you, we’ll say so
📞 Phone: 1300 902 396
📧 Email: contact@theharmonygroup.com.au
🌐 Book online: theharmonygroup.com.au/book-consultation