The HMO Property Show

Most investors spend months picking the suburb and about five minutes deciding whose name the property goes in. Neil has seen more deals hurt by the wrong structure than by the wrong suburb. This is part five of our 10 part co-living series. Neil starts with a couple whose advisor told them to set up a family trust. It sounded sensible, but for the property they were looking at, that structure could have trapped every dollar of the tax benefit they were counting on. He explains why that happens, how negatively geared properties can cap your borrowing, and why making a 20 year decision off one year of numbers is a mistake. He's also clear that trusts aren't bad. The timing just has to be right, and changing your structure later can cost you. In this episode: The trust trap: why a loss inside a trust can't be used against your wage Borrowing capacity, and how negatively geared loans in your own name can stall you at one or two properties Why year one is usually the smallest income a co-living home will ever make Structuring for year 10, 15 and 20, not year one When a trust does make sense, and why moving a property into one later can be expensive Getting your lawyer, accountant and broker on the same page before you sign Next episode: why the price tag is the wrong number to focus on. General information only. Not financial, tax or legal advice. Speak to a licensed adviser about your own situation.

Your house is valued on what your neighbours sold for. Neil's co-living homes are valued like businesses, on what they earn. That one difference is why he doesn't lose sleep over the headlines. This is part four of our 10 part co-living series. Neil explains how co-living homes are actually valued, and why the value comes from the income the property produces, not what the house down the street sold for. He walks through the commercial valuation formula, an illustrative example of how value can be created when the home is completed, and what happens to value when rents rise. He's also upfront about the risks. Cap rates move, valuers make the final call, and not every lender treats every property the same way. In this episode: Comparable sales vs income-based valuations, and why the difference matters How a commercial valuation works: net income divided by the cap rate How value can be created by producing income, not by waiting for the market Why rising rents can lift the value of an income-producing property Our Bayswater project, winner of the UDIA WA 2026 Award for Excellence in Affordable Housing The risks: moving cap rates, valuer discretion and lender appetite Next episode: the structure trap, and why the wrong entity can cost you the cashflow you bought the property for. General information only. Not financial advice. Examples are illustrative only and not a forecast or promise of returns. 🔔 Subscribe and turn on notifications so you never miss an episode! 👉 Want help with your investment strategy? Book a free, no-obligation chat with our team: Calendly – 15 min call 👉 Join our community: Perth HMO and High Cashflow Investment Properties Facebook Group Connect with The HMO Property Co: 🌐 Website: www.thehmopropertyco.com 📸 Instagram: @the_hmo_property_co 📘 Facebook: The HMO Property Co 🔗 LinkedIn: The HMO Property Co ▶️ YouTube: The HMO Property Co 🎵 TikTok: @thehmopropertyco_ 🎙️ Spotify: The HMO Property Show 🍏 Apple Podcasts: The HMO Property Show 🏘️ Living Rooms: livingrooms.com.au 🛑 Disclaimer: Nothing on this channel should be considered tax, financial, investment, or any kind of advice. Always do your own due diligence as only a professional diagnosis of your specific situation can determine which strategies are right for you. Our goal is to frequently feature actionable value, thought leadership, and property/investment strategies. #hmoproperty #propertyinvestment #perthproperty #cashflow #realestate #investing #australia

Can anyone guarantee the government won't change the rules again? No. What Neil can guarantee is that they will. So the real question isn't whether the rules change. It's whether your investment still works when they do. This is part three of our 10 part co-living series. Neil Gibb has been investing in co-living since 2015. Since then he's been through falling Perth prices, COVID, 13 interest rate rises and construction issues, and now another round of rule changes. In this episode he cuts through the headlines and explains what actually changed, and what it means for investors. In this episode: The negative gearing, capital gains tax and SMSF lending changes now law, and the proposed tax on discretionary trusts that isn't law yet Why every change points investors towards new builds The trap of a strategy that only works because of a tax concession Why negative gearing ties you to your job Why paying tax on positive cashflow is a good problem to have How co-living is built to keep working when rules change Next episode: how these homes are actually valued, and why we don't need the market to go up for them to make money. General information only. Not financial advice. 🔔 Subscribe and turn on notifications so you never miss an episode! 👉 Want help with your investment strategy? Book a free, no-obligation chat with our team: Calendly – 15 min call 👉 Join our community: Perth HMO and High Cashflow Investment Properties Facebook Group Connect with The HMO Property Co: 🌐 Website: www.thehmopropertyco.com 📸 Instagram: @the_hmo_property_co 📘 Facebook: The HMO Property Co 🔗 LinkedIn: The HMO Property Co ▶️ YouTube: The HMO Property Co 🎵 TikTok: @thehmopropertyco_ 🎙️ Spotify: The HMO Property Show 🍏 Apple Podcasts: The HMO Property Show 🏘️ Living Rooms: livingrooms.com.au 🛑 Disclaimer: Nothing on this channel should be considered tax, financial, investment, or any kind of advice. Always do your own due diligence as only a professional diagnosis of your specific situation can determine which strategies are right for you. Our goal is to frequently feature actionable value, thought leadership, and property/investment strategies. #hmoproperty #propertyinvestment #perthproperty #cashflow #realestate #investing #australia

Ep. 209: The Picture Is 30 Years Out of Date (Co-living Series, Part 2 of 10)Ep. 209: The Picture Is 30 Years Out of Date (Co-living Series, Part 2 of 10)Say "rooming house" and most people picture rundown houses and mattresses on the floor. That picture is 30 years out of date, and it's costing investors thousands every year. This is part two of our 10 part co-living series. Neil Gibb explains what co-living really is today. Private lockable rooms with their own ensuite and kitchenette, shared kitchen and living spaces, purpose built to Class 1B, and professionally managed by Living Rooms. Long-term affordable housing, not crisis or transitional accommodation. He also looks at the gap in the rental market almost everyone is ignoring. In Perth, the typical asking rent is close to 80% of a full-time minimum wage before a single bill is paid. Anglicare's latest snapshot found just 0.5% of rentals nationwide were affordable on that wage. Neil calls it the missing middle, and it's exactly where co-living fits. In this episode: What co-living is, and how a Class 1B new build differs from a converted family home The missing middle of the Australian rental market Who actually rents these rooms, from nurses and tradies to cybersecurity professionals who choose it Why loneliness is driving demand for shared living Our Bayswater project, winner of the UDIA WA 2026 Award for Excellence in Affordable Housing Why multiple incomes from one property changes the cashflow picture Next episode: the government, changing rules, and how to build something that doesn't rely on them. General information only. Not financial advice. 🔔 Subscribe and turn on notifications so you never miss an episode! 👉 Want help with your investment strategy? Book a free, no-obligation chat with our team: Calendly – 15 min call 👉 Join our community: Perth HMO and High Cashflow Investment Properties Facebook Group Connect with The HMO Property Co: 🌐 Website: www.thehmopropertyco.com 📸 Instagram: @the_hmo_property_co 📘 Facebook: The HMO Property Co 🔗 LinkedIn: The HMO Property Co ▶️ YouTube: The HMO Property Co 🎵 TikTok: @thehmopropertyco_ 🎙️ Spotify: The HMO Property Show 🍏 Apple Podcasts: The HMO Property Show 🏘️ Living Rooms: livingrooms.com.au 🛑 Disclaimer: Nothing on this channel should be considered tax, financial, investment, or any kind of advice. Always do your own due diligence as only a professional diagnosis of your specific situation can determine which strategies are right for you. Our goal is to frequently feature actionable value, thought leadership, and property/investment strategies. #hmoproperty #propertyinvestment #perthproperty #cashflow #realestate #investing #australia

You're not waiting for the market to change. You're waiting for it to feel right. And that feeling always turns up last. This is part one of a new 10 part series from Neil Gibb: short, one topic episodes on what's really happening in the market right now and why co-living works whichever way the market moves. Neil and the team speak with hundreds of investors every month, and right now he's hearing the same thing: "we'll wait 12 months", "it doesn't feel right". In this episode he looks at where that feeling comes from, and why the numbers tell a different story to the headlines. In this episode: Why the news is the rear view mirror, and your gut is driving by it Consumer sentiment at 84.4, while the fundamentals haven't moved Perth and Melbourne vacancy rates, identical to this time last year Population growth, the housing shortfall and under 2,000 rentals across Perth Melbourne: prices down, population up, rents tight The cost of waiting: rising build costs, rent you're not collecting, and runway you can't get back Why income based valuations change the way you look at the market If your goal hasn't changed and the fundamentals haven't changed, what are you actually waiting for? Next episode: what co-living actually is, and who lives in it. General information only. Not financial advice. Seek licensed advice. 🔔 Subscribe and turn on notifications so you never miss an episode! 👉 Want help with your investment strategy? Book a free, no-obligation chat with our team: Calendly – 15 min call 👉 Join our community: Perth HMO and High Cashflow Investment Properties Facebook Group Connect with The HMO Property Co: 🌐 Website: www.thehmopropertyco.com 📸 Instagram: @the_hmo_property_co 📘 Facebook: The HMO Property Co 🔗 LinkedIn: The HMO Property Co ▶️ YouTube: The HMO Property Co 🎵 TikTok: @thehmopropertyco_ 🎙️ Spotify: The HMO Property Show 🍏 Apple Podcasts: The HMO Property Show 🏘️ Living Rooms: livingrooms.com.au 🛑 Disclaimer: Nothing on this channel should be considered tax, financial, investment, or any kind of advice. Always do your own due diligence as only a professional diagnosis of your specific situation can determine which strategies are right for you. Our goal is to frequently feature actionable value, thought leadership, and property/investment strategies. #hmoproperty #propertyinvestment #perthproperty #cashflow #realestate #investing #australia