Development Questions

Yes, if the estate has no covenant or design guidelines, or a Rooming House is permitted in the estate. Rooming Houses typically have no garage, just car spaces, which can disqualify the build in some estates.

Yes, absolutely. There is no limit to how many can be built in one row or on one street. Rooming Houses are designed to look like ordinary dwelling houses, so most people will not be able to tell the difference. Council is in favour of their contribution to the streetscape as they are new, attractive, and appear like a residential home.

In 2024, approximately 160 to 200 Rooming Houses will be under construction. We need thousands built each year to satisfy rental demand. There are simply not enough builders in this space.

Our records indicate there are under 800 Rooming Houses in Brisbane. We need thousands built each year to satisfy rental demand. There are simply not enough builders in this space.

Council will permit a Rooming House in a low density residential zone where it is suitable for a dwelling house.

Any zone other than low density residential (LDR); any council other than Brisbane; flood or overland flow overlay; sometimes bushfire, coastal or ecological overlays; or unusual or larger builds will require a DA.

Rooming Houses generally do not require a DA - only a Building Approval (BA). DA compliance is case by case, depending on the risk to the community from the perspective of the Council.

Yes, you can if it is an appropriate zone with the absence of overlays that will negatively impact on your build design.

Yes, however the maximum number of leases for a property is 5 single adults.

Yes, however the maximum number of leases for a property is 5 single adults. Once it has more than 5, you may need to get a DA and zone change to be approved for a boarding house or block of units.

Yes, a double storey or high-set Rooming House is quite common on narrow, shallow or smaller lots, or lots with overlay constraints that shrink the building footprint. Some sites with a significant slope can even have 3 levels where the garage level is not a habitable level.

An experienced specialist Rooming House builder. We recommend a builder that has a strong track record in this niche.

Yes, however not many want to do this too. Building land is time consuming and a specialist skill.

Yes, and we'd love to help you do this. We have plenty of keen buyers with finance and builders ready to go on contract for your vacant land and will pay market prices to secure their next Rooming House.

No, they they are very hard to sell. However, agents who cultivate relationships with buyers and prepare them property to enter into a land and build contract with pre-approved finance can help you. We have many buyers who are qualified and prepared in this way to buy a House and Land Package for Rooming.

Savvy investors who like cash flow, strong capital growth, great tax depreciation and ultra low vacancy rates.

Streetscape is very important. Attractive properties attract better tenants and keep good relationships with neighbours.

Slow-growth, indigenous plants are a great idea, or even the absence of plants, replaced with hardscape decorations such as crushed stone, pathways, Astroturf, concrete, masonry, or pavers for less upkeep.

New fencing for the sides and rear of the property are essential, as well as fencing for each courtyard to maintain tenant privacy. Termite resistant timber or Colorbond are both great options.

Technically, no. Rooming Houses must be detached dwelling houses.

Typically yes, unless a relaxation is awarded by the Council. The same rules apply for owner-occupier dwelling houses.

Yes they do, as they are a Class 1 build.

Smaller, narrowed and shallower lots will only be suitable for high-set builds with smaller footprints. We have seen Rooming Houses built on 280 - 350m2 lots of land, and land as narrow as 6.9m. A standard low-set Rooming House is 8x25 and 200m2 internally, so will fit well on 400 - 450m2 land.

10m is ideal, however we have seen high-set Rooming Houses built on 6.9m wide lots.

A 40m lot works brilliantly for a low-set Rooming House, however 30m can work for a high-set. With a front and back setback of 6m each, a high-set Rooming House on a 30m lot is 18m long.

Very steep sites require post homes, which is rare because they are much more expensive. The steeper the lot, the more engineering is required for footings, making excessively steep lots the most expensive builds.

If there is an engineered solution for the overland flow that is not impeded by the building footprint, then it can go ahead. We have seen many Rooming Houses on land with overland flow. Your builder must be consulted about the cost of this before proceeding.

If there is an engineered solution for building above the flood datum, then it can go ahead. We have seen many rooming houses on land with flood overland. Your builder must be consulted on the cost of this before proceeding.

Yes you can. The builder must have the house built to compliant acoustic standards, which will add costs.

No. Land so close to rail and bus stations is typically low-medium or medium density and best suited for apartments and townhouses. Rooming houses are suitable for low density zones in the quiet street locations of suburbs. Rooming houses will need a DA and possibly to have the zone changed for the lot if building in a higher density zone.

Yes, however as it is in a noise corridor, higher acoustic standards are typically required, adding costs. Tenant parking will be problematic too unless you have sufficient space on the land.

Usually yes. The preferred zones are general residential or low density residential. Other more dense zones are generally not appropriate.