Co-Living

Rooming house finance

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Specialist Lending for High-Yield Shared Living Investments

Co-living and rooming house properties are fast becoming one of the most attractive options for residential property investors in Australia. Designed to provide separate lease agreements under one roof, these dwellings offer the opportunity to generate strong, diversified rental income and maximise cashflow – but financing them requires a specialised approach.


At Citrine Home Loans, we help investors across Australia secure the right loan structures for co-living and rooming house properties. Whether you’re buying a purpose-built multi-tenant dwelling or converting an existing property to a compliant shared living setup, our expert brokers ensure your finance aligns with your investment goals and complies with lender and council requirements.

Why Invest in Co-Living or Rooming Houses?

With rising demand for affordable, flexible living options in urban and regional centres, co-living and rooming house investments offer a strategic alternative to traditional real estate. Investors benefit from:


  • Multiple income streams from separately leased roomsAccess to Larger Funding:
  • Higher rental yields and potential for positively geared cashflow
  • Increased tenant demand in high-density and student/worker precincts
  • Attractive tax benefits including depreciation on purpose-built dwellings



These benefits, however, also mean more complexity in how lenders assess the property, income potential, and risk profile.

The Challenges of Financing Co-Living Properties

Unlike standard investment properties, rooming and co-living homes may be classified as:

  • Class 1b dwellings (under the National Construction Code)
  • Registered rooming houses (particularly in Victoria)
  • Boarding houses or co-living dwellings (in New South Wales and Queensland)

Each of these comes with specific planning, zoning, design, and licensing requirements that can affect your finance options. Lenders vary in how they classify and value these properties, and choosing the wrong lender can mean limited borrowing capacity, reduced valuations, or even outright declines.



That’s where Citrine Home Loans comes in.

Our Co-Living Finance Process

We guide you through the unique lending journey that comes with these specialised properties:

1. Discovery & Lending Strategy


We assess your investment goals, borrowing power, and the type of co-living or rooming house property you’re targeting – including location, compliance requirements, and projected income.

2. Lender Matching & Pre-Approval


Using our lender panel, we match you with banks and non-bank lenders who understand shared living investments. We help you secure pre-approval tailored for:

  • Purpose-built co-living homes (4–10 rooms)
  • Renovated dwellings with council approvals
  • Multi-tenant compliant properties with ensuite rooms, shared kitchens, and common areas

3. Documentation, Valuation & Compliance

We assist with key documents like floorplans, leases, council permits, and licensing where required. This ensures smooth valuation and lender acceptance of the property’s full rental potential.

4. Settlement & Ongoing Portfolio Support


We manage the loan through to settlement and provide ongoing strategic reviews to optimise your portfolio as your equity and investment goals grow.

Why Choose Citrine Home Loans?

Deep Expertise in Co-Living Finance

  • We understand the nuances of financing Class 1b and co-living properties, including income assessments, valuation methods, and lender criteria.

Tailored Strategy for Your Portfolio

  • Whether it’s your first shared living investment or one of many, we tailor your lending approach to support long-term growth and cashflow.
Access to Niche Lenders & Valuers
  • We work with lenders who truly understand this asset class and can provide favourable terms based on the actual income and structure of your dwelling.
End-to-End Support with Compliance Awareness
  • From pre-approval to valuation and settlement, we handle the complexities while ensuring your finance is supported by the correct legal and regulatory framework.

FAQs: Co-Living-Rooming house finance

  • What is a co-living or rooming house property?

    A co-living (or rooming house) property allows multiple unrelated tenants to lease rooms individually, often with shared kitchens and living spaces. These properties are governed by different regulations than standard rentals, including Class 1b rules and local council permits.

  • Do I need a licence or approval to invest in these?

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  • Can I get a residential loan for a co-living property?

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  • How is rental income assessed by lenders?

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  • What if the property is classified as a boarding house?

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  • Can I use equity from another property?

    Absolutely. Many clients use equity from their home or another investment property to fund the deposit or construction of a co-living property. We can structure this to ensure serviceability and risk management.