d36 property · feasibility · prepared for Sonny
Rooming House Conversion
2 Tambor Court, Lalor · purchased $870k · SMSF
✎ every green figure is editable, tap and type, everything recalculatesAssumptionsedit any figure, the table below updates live
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The comparisonyields and cashflow, live
| Metric | Standard lease5 bed as is | 6 room roomingStuart's assessed layout | 7 room roomingif feasible after measure |
|---|---|---|---|
| Rent per week | $740 | $1,446 | $1,596 |
| Gross per yearrooming at occupancy | $38,480 | $71,432 | $78,842 |
| Gross yield | 4.42% | 8.21% | 9.06% |
| Management | -$2,309 | -$10,715 | -$11,826 |
| Bills, cleaning, wear | -$3,800 | -$12,500 | -$14,000 |
| Net per year | $32,371 | $48,218 | $53,016 |
| Net yield | 3.72% | 5.54% | 6.09% |
| Loanprice × LVR | $696,000 | $696,000 | $696,000 |
| Interest per year | -$45,240 | -$45,240 | -$45,240 |
| Cashflow after interest | -$12,869 | $2,978 | $7,776 |
| Uplift vs standard, net | — | $15,846 | $20,645 |
| Payback period | — | 4.4 yrs | 4.2 yrs |
SMSF rules: the conversion must be paid from fund cash, not the loan, and your SMSF adviser should confirm the works do not change the character of the asset. The 7 room option is subject to Stuart confirming dimensions, light, access and the 300m² Class 1B cap.
The call
If the fund holds the setup cash: convert. 6 rooms is the quality path Stuart backs. 7 pays back faster on paper but only if the measure up says the two smaller rooms genuinely work.
If cash is tight after settlement: lease at the standard rent and convert at the first vacancy. The uplift line above is the annual cost of waiting, and the option never expires.