The HMO Property Show

This episode is a full, unedited live call from inside the Coliving Cashflow Academy. No script, no polish, just Neil Gibb answering members' questions and then dropping something he only worked out in the last few weeks. The first half is open Q&A. A member is mid-purchase on a Subiaco conversion, so Neil pulls up the floor plan live and reworks it on screen: where the ensuites go, how to keep the natural light legal under the National Construction Code, why you run the sewer through the garage, and where the smoke alarms and evacuation lighting have to sit. There's a straight answer on Class 1B and universal access bathrooms (which councils actually ask for it, and what it costs you when they do), plus the hard-won rule on feasibilities: three quotes for every single trade, because the spread between them can be $15,000 on the same job. The second half is the one to sit up for. Neil walks through the REAP strategy (Recycle Equity, Assets Paid off) and how nine bedroom rooming houses in Melbourne are being valued on a 7% cap rate instead of comparable sales. Build for $1.5 million, valued at $1.9 million on completion, refinance and pull most of your cash straight back out. He shows a real JLL valuation on a Geelong block, breaks down a full deal line by line, and explains why every $10 a week you add to a room rate adds around $60,000 to the value of the property. He also covers what the negative gearing and CGT changes are quietly doing to rental supply, why investors leaving the market pushes room rates (and therefore valuations) up, and why he'd still underdevelop a Perth infill site to get better returns than a standard duplex. In this episode: Class 1B, universal access bathrooms, and which councils are really asking Getting feasibility numbers you can trust, and the three quote rule A live floor plan rework on a real Subiaco conversion Using AI to write a scope of works in 15 minutes Fire safety: hardwired interconnected alarms and evacuation lighting Why Melbourne, and why now, on market cycles Cap rate valuations explained, and how they work in reverse The full deal: $1.6M in, $182K gross rent, $1.85M valuation Debt free in 12 to 20 years on room rate growth alone Land tax exemption and planning exempt approvals in Victoria A real pre-construction valuation from JLL on a Geelong block Is subdivision still stacking up in Perth? These calls run every fortnight inside the Academy. If you want to be in the room asking the questions rather than hearing about it afterwards, start here: https://thehmopropertyco.com/the-academy/ 🔔 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

Homelessness doesn't always look the way we picture it. Sometimes it looks like a woman in her late 50s who has worked her whole life, raised children, contributed to her community — and then a divorce, a death, a rent increase leaves her without a home and without the super to compete in today's market. At the 2021 census, around 7,300 Australian women aged 55+ were experiencing homelessness, and here in WA homelessness among people over 55 rose almost 24% in five years. In this episode Jo Gibb sits down with Dionne Payn, founder of Women for Homes — a scientist-turned-developer who is building a very different kind of solution. Dionne shares how a conversation with a 70-year-old professor who couldn't afford to retire set her on this path, how her first affordable housing project let a teacher buy in at $330,000 and sell five years later for $600,000, and why she now believes affordable housing can deliver for investors and for community at the same time. Women for Homes brings women together to invest in affordable, sustainable housing from as little as $5,000 — with the goal of one million women investing, unlocking billions in new housing capital. The first raise has already reached $1.3 million from 25 women investing anywhere between $5,000 and $350,000. And we're announcing something new. The HMO Property Co and Living Rooms are partnering with Women for Homes to turn that capital into actual homes — sourcing the land, building the co-living properties and managing them, with a shared goal of 100 homes across Perth and Melbourne, including all-women households for women of all ages and backgrounds. In this episode: Why older single women are the fastest-growing group experiencing homelessness in Australia Dionne's path from a science PhD to affordable housing development How affordable housing can deliver real returns and real impact Investing in property from $5,000 — how the model works and how it stays compliant Financial sovereignty, financial abuse, and the $300,000-a-year value of unpaid work at home Why co-living is the starting point, not the end point The new HMO Property Co × Women for Homes partnership and our 100-home goal Keep an eye out next week for full details on the partnership and how you can get involved. 👉 If you're serious about building wealth through property and want to see what's actually possible, this episode is a must-listen. 🔔 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

Two property managers. Five organisations. Four people housed so far this year. This is the first episode of The Coliving Diaries, a new series where we step away from the numbers and meet the people behind Australia's coliving movement. Residents, investors, community partners and our own team. Jo Gibb is joined by Mel and Annalisa, people and property managers at Living Rooms. It started in the basement car park under the office. The team called it the dungeon. There was a man sleeping down there, and at first nobody wanted to park in it. Then it went from hello, to what's your name, to what's your story. They couldn't house him themselves. So they went and found the organisations that could, and set a 90 day target of moving at least five people into long term accommodation. In this episode: Why the dungeon changed how Mel and Annalisa saw their own job The five organisations they partnered with and who each one serves: St Pat's, 55 Central, Lucy Saw Centre, Ruah and Zonta How you build a referral pathway starting from a cold email The woman who came out of a DV situation in her early twenties and is now doing her nursing placements The house where two women from the same organisation ended up as friends The four people housed so far: two men, two women, twenties through forties, north, south and central Mel landing in Australia at 19 with no rental history and no idea what she was doing What's next: growing the partnerships and looking at female only houses Plus a round of true or false that busts a few coliving myths: Coliving now operates across more than 65 countries and 200 cities Around 45% of residents are young professionals. Only about 15% are students Community ranks equal with affordability as the top reason people choose coliving Well run operators typically sit around 92% occupancy And the three questions we'll ask at the end of every episode in this series. What does home mean to you. Why does coliving matter. What would you say to someone considering it for the first time. Behind every home is a person. If you work with an organisation supporting people into housing and want to talk referrals, get in touch with the Living Rooms team. 👉 If you're serious about building wealth through property and want to see what's actually possible, this episode is a must-listen. 🔔 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

The Housing Industry Forecasting Group met this week, and the number came back at 24,000 homes a year. To take real pressure out of the WA market, we would need closer to 40,000. Michael McGowan joins Neil in the studio for a third time to unpack where the Western Australian housing market actually sits right now, past the East Coast media noise. Since the last catch up we have had three interest rate rises, the war in Iran, material supply pressure and federal government changes that have pulled confidence out of key parts of the market. Yet production on site has held up, and nobody has seen a builder on the front page of the paper. In this episode: Why 24,000 homes a year is the realistic ceiling, and the three constraints holding it there: land, workforce and infrastructure capacity from Western Power and Water Corp Construction costs still rising 7 to 8 percent annually, with roughly 4 to 5 percent of recent increases traced back to transport and petroleum-linked materials Build times sitting around 10 months, why the northwest corridor builds faster than the east, and what has to change to get back to seven or eight The Brabham land story. A 375sqm block bought for $185,000 three years ago, the same size block in an inferior location now at $475,000, and buyers given 48 hours to decide Why land supply is so tight: fragmented ownership, market gardens with unknown history, soil that is not the traditional Class A sand, and environmental approvals that can cost you a full 12 months if the fauna study misses The R20 average lot size reform. Around 50,000 lots potentially becoming subdividable, out for public consultation in October, with a 1 July 2027 start if approved The rest of the proposed package: single dwellings out of planning even when not deemed to comply, three storey in R40, and dwellings up to four going straight to building permit Why state policy does not always survive contact with local government. Neil shares the granny flat build permits that got pushed back into planning, and Michael explains what HIA are doing with WALGA across 139 local governments The double brick to brick veneer transition, the $5m matched housing innovation fund loans, and why most major Perth builders are now working on two or three build methodologies at once Renovation activity as the hidden pressure. Four types of renovator all pulling on the same specialised trade base without adding a single dwelling to the market Skilled migration running at around a thousand a year, the growing Filipino trade base in WA, and builders buying and building housing to become landlords for their own workforce Investors leaving the market on the back of negative gearing and CGT changes, listings jumping from 3,000 to 6,000, and why new builds sit outside the proposed changes Victoria as the contrast. Blocks sitting 40 to 50 days, builders quoting six months from slab down, and a state government that has taken the wind out of retail confidence Ten train stations earmarked for a faster planning pathway, and why unlocking high density is the only thing that moves the national numbers Crystal ball. Steady rather than shrinking, 24,000 for the next three to five years, with two asterisks: Trump, and Brisbane 2032 poaching our trades Michael's view is that it is not doomsday. The oven has come down from 240 degrees to about 200. The market is still positive, still undersupplied, and still one of the most attractive in the country. Free access to the Coliving Cashflow Academy Neil is opening up the Academy in exchange for your feedback. Complete the sentiment survey, which takes three to five minutes and can be done anonymously, and you will get access to all 13 modules covering goal setting, HMOs, coliving, rent to rent, subdivisions, renovations, new builds, property management and fire safety. Take the survey here: https://form.jotform.com/262147921124048 Full show notes and links available at thehmopropertyco.com  🎓 THE COLIVING CASHFLOW ACADEMY The lessons are in the doing. The Academy is where you learn how to do it properly, so your first deal isn't a $200k lesson. Enrol now at $4,995. Price moves to $5,995 from 1 August when live group calls start. 👉 www.thehmopropertyco.com/coliving-foundations/  👉 If you're serious about building wealth through property and want to see what's actually possible, this episode is a must-listen. 🔔 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

More than 50,000 existing Perth blocks could become eligible for subdivision under WA's biggest planning shakeup in around 30 years. In this solo episode, Neil breaks down the proposed change to R20 zoning and what it actually means for property investors and small to medium infill developers in Western Australia. Right now, an R20 block needs a 350sqm minimum lot size and a 450sqm average, which means you need a 900sqm block to create two lots. The proposal removes the average requirement entirely, leaving only the 350sqm minimum. In plain terms, a 700sqm R20 block becomes subdividable. R20 is the most common suburban code across the Perth metro area, so this hits established infill locations, not urban sprawl. But eligibility is not the same as profitability, and Neil is blunt about the traps. In this episode: The exact change to R20 and why the average lot size has been the thing holding tens of thousands of blocks back Why the position of the existing house matters more than the size of the block The demolition trap. Neil runs the numbers on a $1m block two ways and shows how retaining the front house can turn a $50k to $60k result into $250k to $260k Dual zonings explained, and why one phone call to the duty planner can save your feasibility The other proposed reforms: single houses, renovations, patios and carports out of planning, approval times cut from 60 days to 30, three storey in R40, and parking minimums removed for apartments and granny flats Why state policy does not always mean local councils fall into line. Neil shares the 70 properties currently stuck in planning How to target these blocks before they hit the market using area expertise, letterbox drops and joint ventures with owners The due diligence checklist: verify zoning through the council's Intramaps, speak to a land surveyor before you settle, and get your accountant across structure and GST Timeline matters here. This is a proposal out for consultation, not law, and it is not expected to be implemented until around mid 2027. Neil's message is clear. Treat it as a heads up, not a green light. Free access to the Coliving Cashflow Academy Neil is opening up the Academy in exchange for your feedback. Complete the sentiment survey below, which takes three to five minutes and can be done anonymously, and you will get access to all 13 modules covering goal setting, HMOs, coliving, rent to rent, subdivisions, renovations, new builds, property management and fire safety. Everything learned across a decade in the trenches and a pipeline heading past 400 projects and 2,300 rooms. Take the survey here: https://form.jotform.com/262147921124048 Full show notes and links available at thehmopropertyco.com  🎓 THE COLIVING CASHFLOW ACADEMY The lessons are in the doing. The Academy is where you learn how to do it properly, so your first deal isn't a $200k lesson. Enrol now at $4,995. Price moves to $5,995 from 1 August when live group calls start. 👉 www.thehmopropertyco.com/coliving-foundations/  👉 If you're serious about building wealth through property and want to see what's actually possible, this episode is a must-listen. 🔔 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