The HMO Property Show

"We don't want to spend more than a million dollars." Neil hears it every week, but the price tag tells you almost nothing about how risky a deal actually is.   In Part 6 of our 10-part mini series, Neil Gibb compares two properties: an $800,000 negatively geared house that costs you money every week, and a $1.9 million co-living home that's cash flow positive and lets you recycle most of your dep...

Most investors spend months picking the suburb and about five minutes deciding whose name the property goes in. Neil has seen more deals hurt by the wrong structure than by the wrong suburb. This is part five of our 10 part co-living series. Neil starts with a couple whose advisor told them to set up a family trust. It sounded sensible, but for the property they were looking at, that structure cou...

Your house is valued on what your neighbours sold for. Neil's co-living homes are valued like businesses, on what they earn. That one difference is why he doesn't lose sleep over the headlines. This is part four of our 10 part co-living series. Neil explains how co-living homes are actually valued, and why the value comes from the income the property produces, not what the house down the street so...

Can anyone guarantee the government won't change the rules again? No. What Neil can guarantee is that they will. So the real question isn't whether the rules change. It's whether your investment still works when they do. This is part three of our 10 part co-living series. Neil Gibb has been investing in co-living since 2015. Since then he's been through falling Perth prices, COVID, 13 interest rat...

Ep. 209: The Picture Is 30 Years Out of Date (Co-living Series, Part 2 of 10)Ep. 209: The Picture Is 30 Years Out of Date (Co-living Series, Part 2 of 10)Say "rooming house" and most people picture rundown houses and mattresses on the floor. That picture is 30 years out of date, and it's costing investors thousands every year. This is part two of our 10 part co-living series. Neil Gibb explains wh...

You're not waiting for the market to change. You're waiting for it to feel right. And that feeling always turns up last. This is part one of a new 10 part series from Neil Gibb: short, one topic episodes on what's really happening in the market right now and why co-living works whichever way the market moves. Neil and the team speak with hundreds of investors every month, and right now he's hearin...

This episode is a full, unedited live call from inside the Coliving Cashflow Academy. No script, no polish, just Neil Gibb answering members' questions and then dropping something he only worked out in the last few weeks. The first half is open Q&A. A member is mid-purchase on a Subiaco conversion, so Neil pulls up the floor plan live and reworks it on screen: where the ensuites go, how to keep th...

Homelessness doesn't always look the way we picture it. Sometimes it looks like a woman in her late 50s who has worked her whole life, raised children, contributed to her community — and then a divorce, a death, a rent increase leaves her without a home and without the super to compete in today's market. At the 2021 census, around 7,300 Australian women aged 55+ were experiencing homelessness, and...

Two property managers. Five organisations. Four people housed so far this year. This is the first episode of The Coliving Diaries, a new series where we step away from the numbers and meet the people behind Australia's coliving movement. Residents, investors, community partners and our own team. Jo Gibb is joined by Mel and Annalisa, people and property managers at Living Rooms. It started in the...

The Housing Industry Forecasting Group met this week, and the number came back at 24,000 homes a year. To take real pressure out of the WA market, we would need closer to 40,000. Michael McGowan joins Neil in the studio for a third time to unpack where the Western Australian housing market actually sits right now, past the East Coast media noise. Since the last catch up we have had three interest...

More than 50,000 existing Perth blocks could become eligible for subdivision under WA's biggest planning shakeup in around 30 years. In this solo episode, Neil breaks down the proposed change to R20 zoning and what it actually means for property investors and small to medium infill developers in Western Australia. Right now, an R20 block needs a 350sqm minimum lot size and a 450sqm average, which...

Australia committed to 1.2 million new homes in five years. Seven quarters in, we are tracking around 450,000 short. This week Neil is joined by Rob Flux, founder of Property Developer Network, Australia's largest property development community with 37,500 members and 55 events a year across five states. Rob's story starts under the floorboards of a house destroyed by Cyclone Tracy. He bought his...

Two hundred episodes. Over 250,000 downloads. And the guest I had lined up for this one cancelled at the last minute. So we pivoted. Which is a fancy way of saying I made something up and got on with it. And that turned out to be the perfect topic for episode 200, because the lesson was in the thing going wrong. Failure is part of the process. Every business, every portfolio, every relationship wo...

The number of properties on the market in Perth has doubled in the last four to six weeks. Some people are calling the top of the run. Neil isn't one of them. Transactions are still running at 700 to 900 a week through REIWA. That hasn't changed. What has changed is stock coming on, and there are good reasons for it. Investors spitting the dummy after the budget changes to negative gearing and cap...

Neil is joined by Bob LeChance, a US-based investor and founder of virtual assistant company Reva Global, for a conversation on where AI and virtual assistants are taking real estate. What happens in the American market tends to ripple through to Australia, so this one is worth a listen if you want an early look at what could be heading our way. Bob started flipping properties back in 2004 before...

The budget changes have investors confused, hesitant, and sitting on the fence. But for HMO investors, this is familiar territory. Neil Gibb breaks down exactly what the proposed removal of negative gearing on established properties means, why the government is pushing new builds, and why the one-in-two subdivision strategy is the standout opportunity hiding inside all the noise. He also covers th...

Neil's back with valuer Jamie Van Burgal for the quarterly Perth property market update, and there's a lot to unpack. Perth posted nearly 5% quarterly growth while Sydney and Melbourne went backwards, but Jamie's data shows the heat is coming off, and the market is normalising rather than running out of steam. They cover: Why Perth is closing the gap on Sydney's median house price, down from a $90...

The property market is being driven by two powerful emotions right now. Fear and greed. And if you're sitting on the fence waiting for certainty before you make your next move, this episode is for you. Neil breaks down every major market disruption of the last 25 years. The GFC, the APRA crackdown, COVID, 13 rate hikes, the 2019 election scare. He shows you exactly what happened to investors who f...

In this episode of The HMO Property Show , Jo Gibb explores why the future of co-living must balance strong investor outcomes with genuine resident impact. With changes to negative gearing likely to shift more investors toward cash-flow-positive property, Jo explains why co-living should never be treated as just a yield strategy. Done properly, it can create affordable, stable, connected homes tha...

What does it take to walk away from a six-figure mining career, start flipping properties with zero experience — and do 7 deals in just 12 months? In this episode, Neil sits down with Danny and Lexi, two of Perth's most inspiring property flippers, who went from oil & gas fly-in fly-out work to running their own property business, Intuitive Property Group — and never looked back. It started with a...

Jim Chalmers handed down the 2026–27 Federal Budget last night — and Neil Gibb's phone hasn't stopped ringing since. Three massive changes landed for property investors. And if you've been building cashflow positive, new build properties? The government just validated everything. In this episode Neil breaks it all down piece by piece — what changed, what it means for your portfolio, and exactly wh...

"I'd love to be doing what you're doing." Neil hears it all the time. From old offshore mates, former colleagues, people who watched him go from fly-in fly-out to building a property empire — and now they're reaching out wondering how he got there. In this episode Neil gets brutally honest about what success actually looks like behind the scenes. Not the Hong Kong holidays or the flexibility or th...

What does a charity golf day have to do with building a property portfolio? More than you'd think. In this episode, Neil Gibb recaps a day at the Happiness Co. and M2 Corporate Golf Day — and turns it into five genuine lessons for anyone building wealth through property. From why you can't win alone (and who should be on your Ambrose team), to knowing when the market is right to take a shot, to wh...

In this episode, I break down a real HMO (coliving) project we've just completed — sharing the actual numbers, timelines, and outcomes straight from our systems. If you've ever wondered what a finished deal really looks like — from land purchase through to full tenancy — this is for you. We cover: The full project timeline (from 2023 to completion in 2026) Land, build, and total project costs How...