Boarding House Loans: Ultimate Guide for Aussie Investors

Boarding House Loans: Ultimate Guide for Aussie Investors
Boarding House Loan


Boarding house loans are a unique financing option for investors seeking to capitalise on the growing rooming house market in Australia.

Boarding houses, also known as rooming houses or shared accommodation, offer individual rooms within a single property for rent. They cater to a diverse range of tenants, including students, young professionals, and those seeking affordable housing options.

In this comprehensive guide, we’ll equip you with the knowledge how to secure financing through specialised boarding house loans.

Traditional vs. Commercial Boarding House Loans

Understanding the two primary types of boarding house loans available in Australia is essential for making informed financing decisions.

Traditional Boarding House Loans

These loans function similarly to standard residential home loans. They are typically offered by major banks and lenders and may be suitable for boarding houses with a smaller number of rooms (generally less than six) that retain a strong resemblance to a single-family dwelling.

With traditional loans, you can potentially access a higher Loan-to-Value Ratio (LVR), meaning you could borrow a larger portion of the property’s value upfront.

However, it’s important to note that eligibility criteria for traditional boarding house loans can be stricter, and lenders may require the property to comply with specific residential zoning regulations.

Commercial Boarding House Loans

These loans are designed for larger boarding houses with a higher number of rooms (typically six or more) that operate more like commercial properties.  Commercial boarding house loans are offered by lenders specialising in business financing and may come with a lower LVR compared to traditional loans.

This means you might need a larger down payment on the property. However, commercial loans can be more flexible in terms of property type and zoning regulations, making them suitable for a wider range of boarding house investments.

Choosing the Right Loan

The optimal loan type for your boarding house investment hinges on several factors, including:

  • Number of Rooms: The number of rooms significantly influences your loan options.
  • Property Zoning: Traditional loans often require residential zoning, while commercial loans offer more flexibility.
  • Financial Strength: Your financial history and creditworthiness will impact eligibility for both loan types.

Consulting with a qualified mortgage broker specialising in boarding house loans is highly recommended. They can assess your specific situation and guide you towards the most suitable financing solution to achieve your investment goals.

Existing Boarding House vs. New Build

The decision to purchase an existing boarding house or build one from scratch depends on your risk tolerance, budget, and development experience. Here’s a breakdown of the advantages and disadvantages of each approach:

Purchasing an Existing Boarding House

For some investors, the prospect of acquiring an existing boarding house holds significant appeal. Let’s delve into the advantages and disadvantages of this approach, helping you decide if a pre-established property aligns with your investment goals.


  • Established income stream from existing tenants.
  • May require less upfront renovation depending on the property’s condition.
  • Faster turnaround time to start generating rental income.


  • Potential for hidden maintenance issues.
  • Existing layout might not align perfectly with your vision.
  • Zoning restrictions might limit future modifications.

Building a New Boarding House

For investors seeking complete control over their boarding house property, building from the ground up can be an exciting prospect. This approach offers distinct advantages, but also comes with challenges to consider.

Let’s explore both sides of the coin to help you determine if a new build aligns with your investment strategy.


  • Ability to customise the layout and amenities to suit your investment goals.
  • Greater control over building quality and energy efficiency.
  • Potential for higher rental yields with modern facilities.


  • Requires significant upfront investment and construction expertise.
  • Longer lead time before generating rental income.
  • Uncertainty in securing necessary permits and approvals.

Choosing Your Path

Carefully weigh the pros and cons of each approach based on your individual circumstances. Consulting with a qualified builder and a boarding house mortgage broker can be invaluable during this decision phase.

If you are considering building a new boarding house, referring to this article on construction commercial property loans will be valuable.

Securing Your Boarding House Loan

Obtaining a boarding house loan requires careful planning and preparation. Here’s a breakdown of the key steps involved:

Pre-application Considerations

Before diving headfirst into the application process, taking some crucial pre-application steps can significantly increase your chances of securing a boarding house loan. Here, we explore the essential considerations that will lay a solid foundation for your boarding house investment journey.

Research Regulations: Familiarise yourself with local boarding house regulations in your target area. This might involve contacting your state or territory government department responsible for housing or rental accommodation.

Understanding these regulations will ensure the property you choose complies with relevant safety and occupancy standards.

Cost Estimation: Factor in potential renovation or maintenance costs before finalising your budget. This might include repairs, upgrades to shared facilities (kitchens, bathrooms), or fire safety compliance measures.

Develop a Business Plan: Crafting a well-defined business plan is crucial for securing financing. This plan should outline your investment goals, projected rental income, operating expenses, and anticipated renovation or maintenance costs.

A solid business plan demonstrates your understanding of the market and your commitment to managing the boarding house effectively.

Gathering Loan Application Documents

Once you’ve completed the pre-application steps, assemble the necessary documents for your loan application. These typically include:

  • Completed loan application form.
  • Recent personal and business financial statements.
  • Evidence of income (tax returns, payslips).
  • Property valuation report (if purchasing an existing boarding house).
  • Building plans and cost estimates (if building a new boarding house).
  • Copy of the sales contract (if purchasing an existing boarding house).

Both full doc and low doc boarding house loans are available. Contract a qualified mortgage broker to understand the documents you need to provide for each option.

Selecting a Broker and Lender

Partnering with a reputable mortgage broker experienced in boarding house loans can significantly streamline the application process.  They can navigate the complexities of different loan options, connect you with suitable lenders, and ensure your application is presented competitively.

Submitting Your Boarding House Loan Application

Once you’ve compiled your documents and chosen a lender, submit your formal loan application.  The lender will then assess your financial situation, the property details (existing or planned), and your business plan before making a final decision.

Be Prepared for Questions

Being prepared to answer questions regarding your investment strategy, boarding house management experience, and your chosen approach (existing vs. new build) will demonstrate your commitment to the project.

Additional Considerations for Boarding House Loan Success

Securing a boarding house loan is a significant milestone, but it’s just the first step in your investment journey. Here, we explore some crucial aspects to consider for a successful boarding house investment:

Interest Rates and Fees

Interest rates on boarding house loans can vary depending on the loan type (traditional vs. commercial), the lender, your creditworthiness, and the Loan-to-Value Ratio (LVR) you qualify for.

Understanding these factors and comparing loan options from different lenders is essential to secure a competitive interest rate. Additionally, be mindful of any associated fees, such as application fees, valuation costs, and ongoing loan servicing fees.

Alternative Loan Options

While traditional and commercial boarding house loans are common options, alternative lenders might be suitable in specific situations. Private lenders or specialist investment firms may offer financing solutions for boarding house projects that fall outside traditional lending criteria.

However, these alternative options often come with higher interest rates and stricter conditions, so careful evaluation is necessary.

Apply for Boarding House Loan with DotCapital

At DotCapital, we understand that securing the right boarding house loan is a crucial step in your investment journey. We are a team of experienced and qualified finance & mortgage brokers dedicated to helping individuals and businesses navigate the complexities of boarding house loans.

Here’s what sets us apart:

Licensed and accredited: We are a licensed finance & mortgage brokerage firm, adhering to the highest ethical and professional standards. Our team members hold relevant licenses and certifications, ensuring you receive expert advice and guidance throughout the loan application process.

Extensive experience: We possess a wealth of experience in boarding house loans, having successfully assisted numerous clients in securing financing for their boarding houses.

Dedicated team: We are committed to providing you with personalised support and clear communication throughout the process.

We encourage you to schedule a free consultation with one of our experienced commercial mortgage brokers to discuss your boarding house purchase, construction or refinancing goals and explore your loan options.

Call DotCapital on 03 8707 2892 or click the button below to send us an email.

Frequently Asked Questions (FAQ) About Boarding House Loans

Understanding the intricacies of boarding house loans can empower you to make informed investment decisions.  Here, we address some of the most frequently asked questions about financing boarding houses:

What are the eligibility requirements for a boarding house loan?

Eligibility criteria vary depending on the loan type (traditional vs. commercial) and the lender. Generally, lenders consider your creditworthiness, financial history, experience managing rental properties, and the specifics of the boarding house property (number of rooms, location, etc.).

What is the typical deposit required for a boarding house loan?

Deposit requirements can range from 10% to 35% of the property value, depending on the loan type, your creditworthiness, and the lender’s policies.  Commercial boarding house loans may require a larger down payment compared to traditional loans.

Can I use a regular home loan to purchase a boarding house?

In some cases, you might be able to use a traditional home loan for a smaller boarding house with a limited number of rooms that adheres to residential zoning regulations. However, traditional loans often have stricter eligibility criteria and lower Loan-to-Value Ratios (LVR) for boarding houses compared to single-family dwellings.

Consulting a mortgage broker specialising in boarding house loans is recommended to determine the most suitable financing option for your specific situation.

Are there any government grants or incentives available for boarding house investments?

Government support for boarding house investments can vary depending on your location.  Researching relevant state or territory government websites or contacting your local housing department can provide up-to-date information on any available grants or incentives.

Can I use a regular mortgage broker to secure a boarding house loan?

While some mortgage brokers handle various property investment loans, using a broker specialising in boarding house loans is highly recommended.  They possess in-depth knowledge of the specific requirements and complexities associated with boarding house financing, significantly increasing your chances of securing a competitive loan option.

What are the ongoing costs associated with owning a boarding house?

Beyond your mortgage repayments, you’ll need to factor in ongoing costs such as:

  • Property taxes and council rates.
  • Building insurance and landlord insurance.
  • Utilities (water, electricity, gas) depending on your agreement with tenants.
  • Maintenance and repairs.
  • Property management fees (if applicable).
Where can I find information on boarding house regulations in my area?

The best resources for boarding house regulations are typically the websites of your state or territory government department responsible for housing or rental accommodation.  These websites often provide detailed information on licensing requirements, occupancy standards, and tenant rights.

What are the legal requirements for operating a boarding house?

The legal requirements for operating a boarding house can vary depending on your location in Australia.  It’s essential to research the regulations in your state or territory. This might involve contacting your local council or relevant government department responsible for housing or rental accommodation.  Key areas to understand include:

  • Fire safety regulations and compliance requirements.
  • Minimum room size standards.
  • Tenancy laws and regulations.
  • Licensing requirements (applicable in some states).
Get Your Free Property Report


Ready to gain a valuable edge in your property journey? Download your free property report and unlock a wealth of market insights right now!

Don’t miss out on:

  • Estimated market value of your dream home (or current property)

  • Comparable sales data in your target area

  • Local demographics and trends to inform your decisions

  • Use data to find investment gems

  • Actionable insights to empower your next move.


This Is A Custom Widget

This Sliding Bar can be switched on or off in theme options, and can take any widget you throw at it or even fill it with your custom HTML Code. Its perfect for grabbing the attention of your viewers. Choose between 1, 2, 3 or 4 columns, set the background color, widget divider color, activate transparency, a top border or fully disable it on desktop and mobile.
Go to Top