Rooming Houses How It Works Projects About Guides FAQ

How it works

From land
to cash flow.

One team from the first conversation to the monthly statement. Here’s exactly what happens at each stage, and the small part that’s yours.

Land to first rent
8–12 months
Parties to manage
1 us
Finished concrete slab on a fenced suburban block, with framing timber stacked beside it
SlabClient build
Timber wall and roof frames standing on a slab, with wrapped window openings
FrameClient build
A completed single-storey rooming house at dusk with a landscaped front garden
HandoverCompleted 9-bedroom build
01

Strategy session

A 30-minute Google Meet with our team. We look at your capital, equity and borrowing capacity, and what you want the property to do for you.

We handle

  • Reviewing your position and goals
  • Walking you through the numbers on a real project
  • A straight answer on whether a rooming house fits

You do

  • Share your capital, equity and income picture
  • Ask anything

You getA clear yes or no, and a realistic budget.

02

Land and feasibility

We source blocks in Victorian growth corridors that suit a nine-suite, Class 1b rooming house: the right zoning, a wide enough frontage and strong rental demand nearby.

We handle

  • Shortlisting sites, including off-market land
  • A full feasibility on each site: land, build, costs, projected rent and yield
  • Checking council requirements before you commit

You do

  • Review the feasibility
  • Choose your site and sign the land contract

You getA project with the numbers worked out before you buy. See current projects.

03

Finance

Construction lending works differently from a standard home loan. We make sure yours is set up for the project from the start.

We handle

  • Introducing brokers who know construction and rooming house lending
  • Working alongside your own broker if you have one
  • Coordinating with SMSF specialists where relevant

You do

  • Apply for and sign the loan
  • Approve progress payments as the build moves

You getFinance structured for a build, not patched together afterwards.

04

Design and build

Plans drawn to Class 1b and current NCC requirements, council approvals, then construction with a builder we trust. You’ll watch it go up, photo by photo.

We handle

  • Plans, engineering and energy rating
  • Council and building approvals
  • Managing the build and quality checks
  • Regular progress updates with photos

You do

  • Sign off the plans
  • Watch the updates come in
Finished shared kitchen and dining area
Fit-outShared kitchen and dining
Landscaped private courtyard outside a finished suite
CompleteLandscaped and ready for tenants

You getA finished, compliant rooming house, ready for tenants.

05

Tenants and management

Once the keys are handed over, our property management team takes it from there.

We handle

  • Finding tenants and running background checks
  • Leasing each suite separately
  • Maintenance and inspections
  • A monthly statement: rent, occupancy and expenses

You do

  • Read your monthly statement

You getNine rents, one statement.

Is this right for you?

Built for investors who want it done properly.

If one of these sounds like you, a strategy session is the right next step. If you’re not sure, that’s what the session is for.

The time-poor professional

  • You have income and borrowing capacity, but no time to run a project
  • You want a high-performing asset without the complexity
  • You need one team to handle land, finance, build and management

The underperforming investor

  • You own properties that are negatively geared or going nowhere
  • You know better strategies exist but not how to get into them
  • You want a numbers-first plan to expand or restructure

The strategy-first beginner

  • You’re new to investing and want the right structure from day one
  • You want to avoid tying capital up in a low-yield property
  • You want a guided, step-by-step process

Funding it

Three common ways in.

Most clients don’t start with a pile of cash. They start with equity. We’ll work out which route fits you in the strategy session.

Equity you already own

The most common route. Equity in your home or an investment property can cover the deposit and costs.

A cash deposit

Savings fund the deposit, and a construction loan covers the land and build.

Your SMSF

Possible, but SMSF borrowing rules limit how a new build can be funded. Not every project suits, and specialist advice is essential. Read our SMSF guide.

General information only, not financial advice. Your broker and adviser will confirm what works for your situation.

How we’re paid

The builder
pays us.

Our margin comes from the builder and is built into the build price. That means it’s already inside the numbers in every feasibility we show you.

Property management is a separate fee of 10% of the rent. It’s listed as a cost in each project’s feasibility, so the cash flow you see already allows for it.

Because the builder pays us, we aren’t independent: we only recommend Keyspace projects. That’s why we show the full numbers up front, and why we suggest you get your own financial, tax and legal advice before you commit.

Stage one starts here

Start with the Blueprint.

What happens next

  • You get the Blueprint in your inbox straight away
  • Our team gets in touch to answer your questions
  • You book a free 30-minute strategy session if it fits