Why One-Stop Service Matters
Most property investors deal with 5–7 separate professionals: buyer's agent, mortgage broker, conveyancer, builder, renovator, property manager, and accountant. Each handoff creates delays, miscommunication, and cost blowouts.
Our integrated service chain:
- Buyer's Agent ($15,800 + GST): Strategy, sourcing, due diligence, negotiation, conveyancing
- Renovation Team ($10K–$50K): Light to mid-range renovation, compliance upgrades
- Granny Flat Construction ($110K–$200K): Design, approval, build, and OC
- Rooming House Conversion (median $84,668 across our 48 completed conversions; observed range $70,532–$99,820): Multi-tenancy setup and compliance. ⚠️ This page previously said $6,500–$10,000. That figure was wrong by an order of magnitude — it described putting a lock on a bedroom door, which is not a rooming house conversion — and it has been withdrawn.
- Property Management (4.90%–8.90% + GST): Tenant screening, rent collection, maintenance, VCAT
- Building Supervision ($3,000): Construction oversight, progress payment safeguards
- Refinance Support: Bank revaluation coordination, equity extraction strategy
The compounding advantage: When one team handles everything, each stage is optimised for the next. Our buyer's agents select properties with granny flat potential. Our builders design for maximum rental yield. Our property managers price rents based on the specific configuration. No gaps, no surprises.
The Complete Investment Timeline
Here's what a typical end-to-end engagement looks like:
Month 1 — Strategy & Search:
- 30–45 minute strategy session (budget, goals, borrowing capacity)
- Suburb selection based on growth data and yield targets
- Property sourcing begins (on-market + off-market)
Month 2 — Purchase:
- 3–4 properties shortlisted with due diligence reports
- Offer negotiation (average savings: $30K–$80K)
- Contract signed, conveyancing begins
- Building & pest inspection ($450–$550)
Month 3 — Settlement & Renovation:
- Settlement completed (30–60 days from contract)
- Light renovation begins: paint ($6,200), flooring ($62/m²), compliance ($2,000)
- Duration: 2–3 weeks
Month 4–5 — Granny Flat Construction:
- Building permit obtained
- Construction commences (5 weeks–4 months)
- 4-stage payment schedule
Month 5–6 — Tenanting:
- Main house tenant placed during renovation
- Granny flat tenant placed upon OC
- Combined rent: $950–$1,200/week
Month 6–9 — Refinance:
- Bank revaluation with completed granny flat
- Equity extraction at 80% LVR
- Recovered funds deployed toward next property
What the timeline does and does not promise. The sequence above is our operating process; it is not a forecast of your result. Whether a revaluation supports any equity release is the valuer's opinion and your lender's decision, not an arithmetic consequence of what you spent — we hold no Australian Credit Licence and do not recommend lenders or LVRs. On the outcome side, the honest benchmark is our published record: across 345 purchases settled Jan 2023 – Sep 2025 the median gross yield after works was 5.77%, and 84% landed at 5% or above. Historical results, not a promise of repetition.
Performance Benchmarks
⚠️ This section previously published a price-band yield table ("under $800K: 6%+", "$800K–$900K: 5.5%+") and a "3–5 properties in 5 years, each generating 5.5–8% yields" portfolio projection. Both have been withdrawn. Neither was reproducible from our transaction record, and the second was a representation about a future matter we cannot substantiate. What follows is what the record actually shows.
The record, and where to check it. Every figure below is computed from the 345 settled purchases we publish open-access under CC-BY 4.0 (settled Jan 2023 – Sep 2025, valued Nov 2025, DOI 10.5281/zenodo.20095886). Download it and recompute anything you doubt.
Gross rental yield after works (n=345):
- Median: 5.77% · mean 5.90% · observed range 3.51%–9.05%
- At 5% or above: 84% of purchases (291 of 345)
- At 8% or above: 14 of 345 (4%) — high yields exist in this record, but they are the exception, and anyone quoting them as typical is quoting the tail
By what was done to the property:
- Granny flat addition — n=212, median yield 5.79%, median build spend $105,000, median purchase $649,730
- Rooming house conversion — n=48, median yield 6.94%, median works $84,668 (range $70,532–$99,820), median rent $1,150/wk
- Cosmetic renovation only — n=85, median yield 5.16%, median works $4,500
Purchase and rent (n=345): median purchase price $676,730 · median weekly rent $850 · median land size 652 m².
Negotiation: negotiated outcomes have historically ranged $30,000–$80,000 below asking price or bank valuation. That is a record of past engagements, not a forecast, and no particular saving is promised on any individual purchase.
Property management (operational, not a return claim): a 1:50 manager-to-property ratio against an industry norm nearer 1:170, a four-point tenant screen (financial, credit, references, visa), and a support team across four departments.
These are historical outcomes on completed projects. They are not a forecast, not a target we promise to repeat, and not advice.