CO-LIVING DEVELOPMENT PLATFORM
Stop Watching Your Money Sit Still. Start Building Homes That Pay You Every Month.
Imagine waking up knowing your capital is inside real walls, real tenancies, and real income. Not sitting in a fund you can’t touch. Not locked in a market you can’t control. We’ve spent 30+ years delivering institutional-grade construction. Now we build co-living homes that create the freedom, certainty, and income you actually want.
$350M+
PROJECTS DELIVERED
Over $350M in completed construction spanning retail, education, government, commercial, and residential sectors.
30+
YEARS OF DELIVERY
Over Three decades of disciplined project delivery. From $60M retail redevelopments to high-quality co-living homes.
5
SECTORS
Our process is proven across retail, education, government, commercial, and residential. Every build. Every time.
100%
ACCOUNTABILITY
One accountable team at every stage. From site identification and approvals through to tenanted, income producing homes.
WHY VICTORIA. WHY NOW
The Numbers Don't Lie.
Victoria Has a Housing Crisis.
We're Building the Solution.
Victoria is experiencing a structural housing shortage that is not slowing down.
For capital partners who want to be part of the solution while building real,
recurring income, this is the opportunity.
Victoria is experiencing a structural housing shortage that is not slowing down. For capital partners who want to be part of the solution while building real, recurring income, this is the opportunity.
1 in 4
OF ALL VICTORIANS LIVE ALONE
Single-person households have grown 20% in five years. Demand for quality single-occupancy housing is surging statewide.1
0.05%
REGISTERED AS ROOMING HOUSES
Only 0.05% of all Victorian properties are classified as rooming houses. The gap between demand and supply is enormous.2
10,000+
RENTALS LOST IN TWELVE MONTHS
Over 10,000 rental properties disappeared from the Victorian market last year as landlords walked away.3
74%
OF ALL HOMES HAVE 3+ BEDROOMS
Yet only 5% of dwellings have one bedroom. Victoria is building the wrong homes for the people who need them.1
6x
INCOME vs TRADITIONAL RENTALS
A co-living home generates over $185,000 per year in Melbourne. A traditional rental on the same street delivers $30,000.4.5
9
INCOME STREAMS UNDER ONE ROOF
Nine tenancies under one roof means nine separate income streams. If one tenant leaves, you collect from the other eight.4
THE MISMATCH
Victoria's housing stock was built for families. But the market has shifted. 26% of Victorians now live alone, and single-person households are projected to reach 40% or more by 2030.1,6 Yet 74% of dwellings have three or more bedrooms, and only 5% have one. The result is a massive structural mismatch between the homes we have and the homes people actually need.
THE SQUEEZE
Melbourne's rental vacancy rate sits below 2.5%, well under the 3% threshold considered balanced.7 Rents have risen over 30% since 2020.5 Over 55,000 households sit on Victoria's social housing waiting list.8 And in the past 12 months alone, more than 10,000 rental properties have left the market entirely as landlords walk away from rising costs and regulatory pressure.3 Supply is shrinking while demand keeps growing.
WHAT EME IS DOING
This is the gap EME Rooming is built to fill. We deliver purpose-built co-living homes designed for the people Victoria's housing market has forgotten: working singles, essential workers, and young professionals who deserve quality, affordable, connected living. Every home we build adds to Victoria's rental supply, creates multiple income streams from a single site, and addresses the structural shortage at its root. This is not a trend. It is a generational opportunity to build something that matters.
The opportunity is structural.
The demand is proven.
The question is whether you want to be part of it.
THIS MIGHT BE YOU
We're For You, If...
These are the real frustrations we hear from capital partners every week. If any of them hit close to home, you’re in the right place.
01
You want to participate in property development without managing tenants, builders, or council approvals yourself.
02
You've been burned by amateur developers who over-promise, under-deliver, and leave you with cost blowouts and zero accountability.
03
You’ve got capital in your SMSF or savings that’s barely moving, and you know it could be doing more inside a real, managed project.
04
You’re done with volatility. You want your capital behind something real. Bricks, buildings, and tenanted homes you can actually see.
05
You care about where your capital goes, and want outcomes that solve a real problem in Australian housing. Not just a number on a screen.
SOUND FAMILIAR?
We're For You, If...
These are the real frustrations we hear from investors every week. If any of them hit close to home, you're in the right place.
01
You're tired of chasing returns through volatile markets and want capital deployed into real, tangible assets you can see and touch.
02
You've been burned by amateur developers who over-promise, under-deliver, and leave you with cost blowouts and zero accountability.
03
You have capital sitting idle in your SMSF or savings earning barely anything, and you know it should be working harder for you.
04
You want a passive investment that doesn't require your time, energy, or involvement to manage tenants, builders, or council approvals.
05
You care about where your money goes and want returns that also create a genuine positive social impact in Australia's housing crisis.
THE EME ADVANTAGE
What We Help You Achieve
Our partners don’t just get outcomes. They get certainty, transparency, and a delivery team built on institutional discipline.
Capital Protection
Your capital is protected via agreed legal structures (mortgage, caveat, or legal instrument) with feasibility-first due diligence that kills bad deals before a dollar is committed.
Predictable, Recurring Income
Structured terms of 12 to 24 months backed by real asset creation in a sector with strong, recurring rental demand across Australia.
Fully Managed, End to End
EME handles every stage of the project, from feasibility and approvals through to a tenanted, income-producing home. You stay completely hands-off while we deliver.
Full Transparency at Every Stage
Receive quarterly financial reports, monthly milestone updates, and access to real-time project dashboards, the same governance standards used on $60M+ institutional projects.
Purpose-Driven Development.
THE EME ADVANTAGE
What We Help You Achieve
Our investors don't just get returns. They get certainty, transparency, and a partnership built on institutional discipline.
Capital Protection Through Discipline
Your investment is secured via agreed legal structures - mortgage, caveat, or legal instrument with feasibility-first due diligence that kills bad deals before your capital is ever at risk.
Predictable, Recurring Income
Earn fixed returns of 10–15% p.a. on structured terms of 12–24 months, backed by real asset creation in a sector with strong, recurring rental demand across Australia.
Zero Operational Involvement
You don't manage tenants, builders, or council approvals. EME handles everything end-to-end, from feasibility through to an income-producing asset so you stay completely passive.
Full Transparency at Every Stage
Receive quarterly financial reports, monthly milestone updates, and access to real-time project dashboards — the same governance standards used on $60M+ institutional projects.
Profit Aligned with Purpose
Your investment directly addresses Australia's housing affordability crisis creating quality homes that foster connection and belonging while delivering strong financial outcomes for you.
FREE PARTNERSHIP GUIDE
Why Co-Living Is Australia's Next Structural Housing Solution
Download our guide covering market fundamentals, demand drivers, and partnership structures behind Australia's fastest-growing housing sector. This won't be free forever. Get it now while it's available. Written for serious capital partners only.
PARTNERSHIP STRUCTURES
Three Ways to Partner With Us
Every partner is different. That's why we offer flexible, structured models, each
tailored to a different capital profile, risk appetite, and level of involvement.
MODEL 1
Income Accelerator
Structured income through real asset creation.
CAPITAL
$250K - $1M+
OUTCOMES
Recurring income
TERM
12-24 months
STRUCTURE
Simple and defined
INVOLVEMENT
Fully hands-off
REPORTING
Quaterly
Best for: Capital partners, SMSF holders, and those seeking hands-off participation in development projects.
MODEL 2
Equity Growth Partner
Build assets. Build equity. Build legacy.
CAPITAL
$500K - $1M+
OUTCOMES
Equity ownership
TERM
18-36 months
STRUCTURE
Structured with oversight
INVOLVEMENT
Visibility and input
REPORTING
Monthly milestones
Best for: High-net-worth individuals, impact-driven partners, and sophisticated participants who want equity participation with structured governance.
MODEL 3
Project Delivery Partner
You bring capital. We bring execution.
CAPITAL
$2M+ (multi-project)
OUTCOMES
Multi-project income
TERM
Ongoing
RISK LEVEL
Multi-project, scalable
INVOLVEMENT
Strategic visibility
REPORTING
Bespoke
Best for: Emerging developers, land-rich partners, family offices, and capital-ready partners who need institutional-grade execution .
Not sure which model fits? Let's talk - we'll help you find the right structure for your goals.
About EME Rooming
Built on 30 Years of Institutional Delivery. Focused on What Matters.
EME Rooming is not another property marketing company. We are a disciplined development platform that builds high-quality co-living homes designed to generate strong, recurring income while directly addressing Australia's housing crisis. We operate at the intersection of construction delivery and structured capital, and we believe that's what makes all the difference.
Founded and led by Georgia Hartin, EME Rooming brings over 30 years of institutional project delivery experience to the co-living sector. Georgia's track record spans more than $350 million in completed projects across five sectors, including retail, education, government, commercial, and residential, for organisations like Lend Lease, Vicinity Centres, La Trobe University, Monash University, and Woolworths Group. This isn't a side project or a hobby. It's a career-long commitment to construction excellence now applied to a sector with enormous structural tailwinds.
What sets EME Rooming apart is our proprietary EME Method™, a disciplined framework of Evaluate, Manage, Execute that governs every project we touch. Every deal begins with rigorous feasibility analysis and financial modelling. If it doesn't meet our return thresholds and risk tolerances, it doesn't proceed. No exceptions. From there, we apply construction-grade project management. The same structured reporting, risk registers, cost controls, and milestone tracking used on $60 million retail redevelopments to deliver completed, compliant, income-ready co-living assets on time and on budget.
We exist because too many partners have been let down by amateur operators, fragmented delivery teams, and developers who promise the world but can't deliver. At EME Rooming, a single accountable team manages every stage, from site identification through to tenanted, operational homes. There are no handoff gaps, no finger-pointing between providers, and no surprises. Our partners receive clear governance, transparent communication, and structured outcomes because that's what capital deserves.
350M+
Institutional projects delivered
30+
Years construction experience
5
Sectors: Retail, Education, Government, Commercial, Residential
100%
End-to-end accountability
THE EME METHOD™
How Every Project Gets Delivered
A proprietary framework built from decades of institutional construction experience.
Every project runs through the same disciplined process because that's how you protect capital.
E
Evaluate
Feasibility-first. We conduct rigorous site assessment, financial modelling, and demand validation. If a project doesn't meet our defined return thresholds and risk tolerances, it gets killed, before a single dollar of your capital is at risk.
M
Manage
Construction-grade project management. Builder procurement, cost control, milestone tracking, structured reporting, and risk registers, the same process used on $60M+ institutional retail and education projects.
E
Execute
Disciplined delivery with defined programs and quality gates. The result: completed, compliant, income-ready co-living assets delivered on time, on budget, and ready to generate yield from day one.
TRUSTED BY OUR PARTNERS
Don't Take Our Word For It - This Is What Others Just Like You Are Saying
What impressed me most was the governance. I've worked with developers before who couldn't produce a simple progress report. EME sends structured updates with real data, it's a completely different level of professionalism.
Capital Partner
SMSF Portfolio - Melbourne, VIC
I wanted my capital to be in something I could actually see being built, not in another fund with vague quarterly reports. The transparency here is exceptional. I know exactly where my money is at every stage of the project.
Capital Partner
Private Lender - Victoria
The fact that they apply the same project management rigour from major institutional builds to a co-living project gave me huge confidence. This is how property development should work: disciplined, accountable, transparent.
Joint Venture Partner
Melbourne
What Would It Feel Like to Own Homes
That Pay You Every Month?
Whether you want hands-off income, equity participation, or full project delivery,
let’s find the right structure for you. One conversation. No obligation.
Whether you want hands-off income, equity participation, or full project delivery, let’s find the right structure for you. One conversation. No obligation.
QUESTIONS ANSWERED
Frequently Asked Questions
What is the minimum capital commitment?
Our Income Accelerator model starts from $250K with structured terms of 12 to 24 months. For equity participation through our Joint Venture model, the minimum is $500K to $1M+. We also offer a Project Delivery Partner model for partners committing $2M+ across multiple projects. Every structure is tailored in a strategy call before any commitment.
How is my capital secured?
Capital is secured via an agreed legal structure. Typically, a mortgage, caveat, or other legal instrument over the asset. Every project undergoes rigorous feasibility-first due diligence before capital is committed. We don't proceed unless the project meets defined performance thresholds and risk tolerances. You'll have full legal documentation and quarterly reporting.
Do I need to be involved in managing the project?
No. Our Income Accelerator model is completely hands-off. EME handles everything end to end: site identification, feasibility, approvals, construction, tenant strategy, and ongoing management. You receive structured updates and income without lifting a finger. If you prefer governance involvement, our Equity Growth Partner model provides it.
What experience does your team have?
EME Rooming is led by Georgia Hartin, who brings 30+ years of institutional project delivery experience across more than $350M in completed projects. Her track record spans five sectors and includes work with Lend Lease, Vicinity/CFSGAM, La Trobe University, Monash University, and Woolworths Group. We apply the same structured reporting, risk management, and milestone tracking from $60M+ institutional projects to every co-living development.
Is co-living a proven asset class in Australia?
Co-living is an emerging asset class underpinned by structural demand fundamentals: 1 in 4 Australians experience housing stress, median weekly rent in capital cities exceeds $580, and single-person households are projected to reach 40% or more by 2030. Rising rents, shrinking household sizes, and growing demand for connected living create strong, recurring rental demand. This isn't a trend, it's a structural shift in how Australians live and rent.
Can I participate through my SMSF?
Yes. Our Income Accelerator model is structured for SMSF holders seeking predictable, asset-backed income within a defined timeframe. We recommend you consult your financial adviser to confirm SMSF eligibility for your specific situation. We're happy to speak with your adviser directly to provide the information they need.
What reporting do I receive as an partner?
All partners receive structured reporting aligned with their partnership tier. Income Accelerator partners receive quarterly financial updates. Equity Growth Partners receive monthly milestone reports and governance visibility. Project Delivery Partners receive bespoke reporting. Every partnership includes transparent risk registers, progress dashboards, and clear timelines, because governance builds trust.
FREE PARTNERSHIP GUIDE
Why Co-Living Is Australia's Next Structural Housing Solution
Download our guide covering market fundamentals, demand drivers, and partnership structures behind Australia's fastest-growing housing sector. This won't be free forever. Get it now while it's available. Written for serious capital partners only.
INSIGHTS & EDUCATION
From the EME Rooming Resource Hub
Understanding Risk in Small-Scale Development
A $1.5 million project with a 15% cost overrun hurts just as much, proportionally, as a $60 million project with the same blowout. Yet small-scale developments are routinely delivered without the stru... ...more
Rooming Houses
February 16, 2026•8 min read
Recurring Income vs. One-Off Development Profit
Most property development is built around a single outcome: the sale. If it works, it works well. If it doesn't, there is no fallback. But there is another model. Build to income development creates p... ...more
Rooming Houses
January 19, 2026•7 min read
Why Co-Living Is a Structural Housing Solution in Australia
Australia's housing crisis is not a cycle. It is a structural shift. With more than 1 in 4 households spending over 30% of their income on housing, vacancy rates sitting at historic lows, and single-p... ...more
Rooming Houses
January 05, 2026•7 min read
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