Bought under market.
Converted to cash flow.
Good to connect, Beau. You already know the rooming house play. What you're weighing up is who runs it for you. This page is how d36 gets deals done: the sourcing, the due diligence, the inspections, the negotiation, and what that has actually delivered for clients. The fee, straight up, is at the end.
We get deals done, and we save you money doing it
You work directly with me. No junior staff, no handoffs. Ten-plus years in Melbourne property, end to end: strategy, sourcing, due diligence, negotiation, renovation. The numbers below are across the d36 book.
What that looks like deal by deal: $60k under asking in a private negotiation. A purchase that walked in with +11.4% instant equity. A property locked down in 4 days, under budget. A pre-auction play that landed +13.6%. The saving on the buy is usually where the fee earns itself back before the conversion even starts.
What the right house looks like
Every property we put in front of you gets measured against a hard brief. Here's the shape of it, sharpened on every rooming house search we're running right now.
The asset
Minimum four bedrooms with a flexible floorplan, living zones and retreats that convert cleanly. The sweet spot is a 7–9 bedroom conversion, and any configuration in that range is possible depending on budget, with conversion costs ranging $50k–$150k by scope.
The rooms
Larger rooms (~12m²) beat cramming in extra small ones. Bigger rooms attract stable working tenants on $50k–$80k incomes who stay longer, pay reliably and look after the place.
The land
Larger blocks are the long game. Melbourne is carrying heavy apartment supply, so land-rich assets hold and grow, and a bigger block keeps a townhouse or rebuild exit open if you ever want it.
The exit
Convert non-obtrusively, so the house can be handed back as a normal home, sold to the widest market, or redeveloped later. The rooming income is the engine; the asset stays flexible.
Two conversions we've already delivered
Sourced, analysed, negotiated, purchased and converted end to end for d36 clients. Full feasibilities behind both, with holding costs verified from the contract of sale, not guessed.
5 beds → 8 premium rooms
4 beds → 7 rooms
Inside a live d36 search
This isn't a brochure process. Right now we're running this exact strategy on live searches: 20 suburbs scored, 30-plus properties assessed and inspected on the ground, live shortlists our clients open on their phones. Here's what the same engine does for you.
Pockets picked off the register
We rank every area on what keeps rooms full: unis, hospitals, jobs, transport, renter depth. Then we set it against live registered rooming house counts. Thin supply where demand is proven is the gap we buy into. The exact pockets are part of your strategy session.
Every property scored, one system
One composite score against your brief: cash flow 35%, capital growth 35%, conversion efficiency 15%, development upside 15%. Hard gates on land size and room count rule properties out before they waste your time.
Serious due diligence, every time
Flood, bushfire, easements, heritage and zoning checked at the property level, feasibility run on the floor plan, and room rates modelled conservatively, then corroborated independently before we rely on them.
A living shortlist, not a weekly PDF
Your candidates, the suburb data and the strategy live on one page you open from your phone, updated as properties are found, assessed and inspected. You always know exactly where the search stands.
What actually lands on a shortlist
Real rows from live d36 rooming house searches, September 2026. Addresses withheld while our clients are negotiating. The same discretion protects your deals too.
Two clients on the same road you'd walk
Where two current d36 rooming house clients actually stand this month. Both are Queensland-based, buying in Melbourne remotely, exactly like you would be. We're their eyes, legs and negotiators on the ground. Yours runs the same way.
- ✓Discovery call. Strategy tested against his goals: $20k–$30k net cash flow per property
- ✓Engaged, strategy locked. Brief set to five criteria, hard gates on land and room count
- ✓Search run. 20 suburbs scored off the register, 30-plus properties assessed, inspections on the ground
- ✓Secured. A south-east property locked in, with the build partner's written position on the nine bedroom layout before the offer went in
- ✓Discovery call. Arrived with a $1.3M negatively geared buy-and-hold plan
- ✓Strategy reshaped. A $1.1M all-in conversion instead: larger rooms, positive cash flow, growth kept
- ✓Engaged. Retainer paid, brief locked against confirmed lending
- →Search live. Hunting a seven bedroom in the north-east, her own live shortlist page open and candidates being scored now
Engagement to keys, then conversion
Most of the work is ours. I run the search and negotiate every purchase personally, and the conversion pipeline is already built. Specialist partners handle plans, permits and compliance, with renovation and furnishing partners behind them.
Strategy locked
Once your broker confirms lending capacity we sit down and lock the brief: budget, target pockets, room count, timeline.
Search live
Every channel worked daily, every candidate scored and gated, your live shortlist open. It doesn't matter where the right property comes from, only that we find it first.
DD and negotiation
Full due diligence, building and pest, conversion feasibility, then I negotiate the purchase on price, terms and speed.
Straight into conversion
Direct handover to Rooming House Expert for plans, permits and compliance, plus broker, conveyancer and specialist manager introductions. I stay across it through the conversion.
Don't take my word for it
"I can't thank Dineth enough for his incredible support, expertise and guidance. If you've ever bought property, you know how stressful it can be. Dineth made the entire process seamless."
"Extremely satisfied with Dineth and team. Quick to respond, provided us with data points that helped our decision making, and worked with the seller agents to secure our home at a great price."
"They secured an amazing property for me at a great price. At all times they were transparent and honest. I never felt pressured and knew I was getting genuine, independent advice."
Every one of them a real client, and I'm happy to connect you with a recent rooming house client for a reference call.
The questions you should be asking
The fee, straight up
Flat and fixed, not a percentage of the purchase price, so my incentive is the right property, not a bigger one. Most of the fee sits at the success end and is only payable when the deal is done.
Clients typically get 4 to 12 times the fee back through buying well, moving fast and the reno upside. The negotiation alone often covers it before you've spent a cent on conversion.
How we get moving
Three steps between this page and a live search. You're already most of the way through the first.
Confirm the engagement
Reply or call and I'll send the agreement and the retainer invoice the same day.
Lending, then strategy
Your broker confirms capacity, we lock the brief in a strategy session, and the gates and scoring get set to your numbers.
Search live
Your shortlist page opens and the hunt starts, worked daily until the right one is secured.