FOR PRIVATE INVESTORS, SMSF HOLDERS & FAMILY OFFICES
20% p.a. Fixed Returns from
Executive Rooming House Accommodation in Victoria.
Backed by 30 years of institutional construction delivery.
No obligation. No sales pitch. 30 Minute call to explore the Money Partner pathway.
$400M+
PROJECTS DELIVERED
Over $400M in completed construction spanning retail, education, government, commercial, and residential sectors.
30+
YEARS OF DELIVERY
Over three decades of disciplined project delivery. From $90M 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 isn't slowing down.
That demand is exactly what makes a rooming house development a secure place to put your capital,
here's the data behind it.
Victoria is experiencing a structural housing shortage that isn't slowing down. That demand is exactly what makes a rooming house development a secure place to put your capital, here's the data behind it.
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 earns ~$185,000 a year, not $30,000 like a standard rental: this is the asset strength underpinning your return. 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.
Sources: ¹ Australian Bureau of Statistics, Census of Population and Housing 2021 -Household Composition (HHCD) and Number of Bedrooms in a Private Dwelling (BEDD), Victoria. ² Consumer Affairs Victoria, Rooming House Register; Australian Bureau of Statistics, Victorian dwelling stock. ³ Residential Tenancies Bond Authority (Vic), active rental bond data 2023–2024, reported via realestate.com.au / PropTrack. ⁴ EME Rooming feasibility modelling - 9-room Class 1b co-living development, metropolitan Melbourne. ⁵ CoreLogic and SQM Research - Melbourne median house rent and rental growth, 2020–2025. ⁶ Australian Bureau of Statistics, Household and Family Projections, Australia, 2021–2046. ⁷ SQM Research - Greater Melbourne residential vacancy rates, 2024–2025. ⁸ Homes Victoria, Applications on the Victorian Housing Register.
The opportunity is structural.
The demand is proven.
The question is whether your capital is in it.
THIS MIGHT BE YOU
We're For You, If...
This is exactly who the Money Partner model is built for. If two or more of these sound like you, you're in the right place.
01
You want exposure to property returns without owning, managing, or developing anything yourself.
02
You've been burned by "opportunities" that had no real security, no visibility, and no one accountable when things went sideways.
03
You've got capital in your SMSF or the bank earning next to nothing, and you know it should be working harder, and safer.
04
You’re done with volatility. You want your capital behind something real: the actual site and build your loan is secured against.
05
You care about where your capital goes, and want it solving a real problem in Australian housing. Not just a number on a screen.
THIS MIGHT BE YOU
We're For You, If...
This is exactly who the Money Partner model is built for. If two or more of these sound like you, you're in the right place.
01
You want exposure to property returns without owning, managing, or developing anything yourself.
02
You've been burned by "opportunities" that had no real security, no visibility, and no one accountable when things went sideways.
03
You've got capital in your SMSF or the bank earning next to nothing, and you know it should be working harder, and safer.
04
You’re done with volatility. You want your capital behind something real: the actual site and build your loan is secured against.
05
You care about where your capital goes, and want it solving a real problem in Australian housing. Not just a number on a screen.
THE EME ADVANTAGE
What We Help You Achieve
A Money Partner doesn't just earn 20%. They get security, transparency, and a delivery team built on three decades of institutional discipline.
Capital Protection
Your loan is secured by a executed mortgage over the development site, behind only the senior construction lender, plus personal guarantees from the principals. Weak deals die in due diligence.
A Fixed 20% Return
A fixed 20% per annum, locked in contractually the day you sign and paid over a defined 12 to 24 month term, backed by genuine asset creation rather than a yield that drifts with the open market.
Passive, With No Risk to You
Your capital stays completely passive. EME carries the entire build end-to-end, from feasibility and approvals through to delivery, so all operational and execution risk sits with us, never you.
Full Transparency at Every Stage
Quarterly financial reports, monthly milestone updates with photographs from site, and a live project dashboard, held to the very same governance standards used on $90M-plus institutional builds.
Purpose-Aligned Returns
THE EME ADVANTAGE
What We Help You Achieve
A Money Partner doesn't just earn 20%. They get security, transparency, and a delivery team built on three decades of institutional discipline.
Capital Protection
Your loan is secured by a registered mortgage over the development site, behind only the senior construction lender, plus personal guarantees from the principals. Weak deals die in due diligence.
A Fixed 20% Return
A fixed 20% per annum, locked in contractually the day you sign and paid over a defined 12 to 24 month term, backed by genuine asset creation rather than a yield that drifts with the open market.
Passive, With No Risk to You
Your capital stays completely passive. EME carries the entire build end-to-end, from feasibility and approvals through to delivery, so all operational and execution risk sits with us, never you.
Full Transparency at Every Stage
Quarterly financial reports, monthly milestone updates with photographs from site, and a live project dashboard, held to the very same governance standards used on $60M-plus institutional builds.
Purpose-Aligned Returns
Your capital helps solve Australia's deepening housing crisis, funding quality homes that build connection and belonging, while earning you a strong, fully-secured return across your agreed term.
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.
THE MONEY PARTNER MODEL
Here's Exactly What You Get
You bring $250K+. We deploy it into a single, feasibility-tested rooming house development in Victoria.
You earn a fixed 20% return on a 12 to 24 month term, secured against the property itself.
That's the whole offer. Everything else is detail.
WHAT'S INCLUDED
Income Accelerator
Fixed returns from rooming house developments
A live feasibility model of the exact project your capital funds - not a generic prospectus, the actual numbers, before you commit a dollar..
A live project dashboard. A purpose-built web app giving you real-time visibility of the development your money is in: financials, construction program and progress, updated as the project moves. Not a monthly PDF after the fact, the same live view we run the project from.
Mortgage security over the development site granted before a dollar is released, sitting behind only the senior construction lender, plus personal guarantees from the principals.
A fixed 20% return per annum on a defined 12–24 month term. No performance gates. No waterfall. No fund-manager skim.
Construction-grade governance. The same $90M+ institutional reporting used on Lend Lease, Vicinity and La Trobe University projects.
Monthly milestone updates with photo evidence from site, and quarterly financial reports signed off by Georgia personally.
One point of contact. No call centres, no relationship managers, no escalation queues.
WHAT YOUR NOT PAYING FOR
Income Accelerator
Fixed returns from rooming house developments
No fund manager skim There's no manager taking 1–2% off the top. No performance fees clawing back upside. Your fixed return is the whole arrangement, start to finish.
No market exposure Your return doesn't move with the cash rate, the property cycle, or the ASX. It's contractually fixed the day you sign, and paid the day your term ends.
No trustee or custodian between you and the security Your legal security is registered directly in your name, not through a unit trust, fund structure or pooled vehicle. If anything goes wrong, you don't need permission from a manager to enforce.
No construction, completion or approvals risk Even if a build runs late or over budget, your fixed return and term remain contractual. The delivery risk sits with EME, not your capital.
No tied-up capital beyond your term Your capital is returned on the maturity date - not "subject to fund redemption windows" or "at the manager's discretion."
WHAT'S INCLUDED
Income Accelerator
Fixed returns from rooming house developments
A live feasibility model of the exact project your capital funds - not a generic prospectus, the actual numbers, before you commit a dollar..
A live project dashboard. A purpose-built web app giving you real-time visibility of the development your money is in: financials, construction program and progress, updated as the project moves. Not a monthly PDF after the fact, the same live view we run the project from.
Mortgage security over the development site granted before a dollar is released, sitting behind only the senior construction lender, plus personal guarantees from the principals.
A fixed 20% return per annum on a defined 12–24 month term. No performance gates. No waterfall. No fund-manager skim.
Construction-grade governance. The same $60M+ institutional reporting used on Lend Lease, Vicinity and La Trobe University projects.
Monthly milestone updates with photo evidence from site, and quarterly financial reports signed off by Georgia personally.
One point of contact. No call centres, no relationship managers, no escalation queues.
WHAT YOUR NOT PAYING FOR
Income Accelerator
Fixed returns from rooming house developments
No fund manager skim There's no manager taking 1–2% off the top. No performance fees clawing back upside. Your fixed return is the whole arrangement, start to finish.
No market exposure Your return doesn't move with the cash rate, the property cycle, or the ASX. It's contractually fixed the day you sign, and paid the day your term ends.
No trustee or custodian between you and the security Your legal security is registered directly in your name, not through a unit trust, fund structure or pooled vehicle. If anything goes wrong, you don't need permission from a manager to enforce.
No construction, completion or approvals risk Even if a build runs late or over budget, your fixed return and term remain contractual. The delivery risk sits with EME, not your capital.
No tied-up capital beyond your term Your capital is returned on the maturity date - not "subject to fund redemption windows" or "at the manager's discretion."
30-minute call with Georgia. Qualified investors only. No sales pitch.
Some partners prefer direct equity, or have a development site they want delivered without dilution.
We work with a handful of those each year, by invitation only. Mention it on the call.
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 $400 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 $90 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.
400M+
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 Earn 20% on Capital You Can Watch Being Built?
The Money Partner model: a fixed 20% return from Victorian rooming house developments,
secured against the asset, with full visibility the whole way. 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?
The Money Partner model starts from $250,000, with a fixed 20% p.a. return over a defined 12–24 month term. Every arrangement is discussed and tailored in a confidential call before any commitment. Direct equity and project-delivery partnerships are available by invitation for select partners, ask on the call.
How is my capital secured?
Your capital is secured by an executed second mortgage over the development site, registrable on default, ranking behind the senior construction lender, with personal guarantees from the principals. Every project passes rigorous feasibility-first due diligence; if it doesn't meet our performance and risk thresholds, it doesn't proceed. You receive full legal documentation and quarterly reporting.
Do I need to be involved in managing the project?
No. Our Income Accelerator model (Money Partner) is completely hands-off. EME handles everything end-to-end: site identification, feasibility, approvals, construction, tenant strategy, and ongoing management. You provide the capital and receive structured updates and a fixed return; we deliver the project.
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 $400M 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 $90M+ 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 (Money Partners) 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 return will I receive, and is it guaranteed?
A fixed 20% per annum over a defined 12–24 month term, set in your loan agreement. "Fixed" means the rate is contractual, not tied to project profit, but it is not a guarantee. This is a secured, second-ranked private lending position: your capital is at risk, and your return depends on the project and EME meeting their obligations. The opportunity is offered only to wholesale or sophisticated investors, and we recommend independent advice.
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
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Oil Shock and Australia's Housing Crisis: Why Building Co-Living Now Is the Smartest Move | EME Rooming Houses
Oil past $100/barrel. Diesel at $3/litre. PVC up 27%. Why rising construction costs make income-producing co-living development more urgent, not less. ...more
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March 28, 2026•11 min read
The New Asset Class: How Investors Are Achieving 2–3x Rental Yields in Australia | EME Rooming Houses
61% of Australian households are 1–2 people. 6% of homes have one bedroom. Inside: the structural case for co-living investment and how the EME Method delivers institutional-grade assets. ...more
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