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Everything tracked, ranked by outlier score. Exclude the posts you could not repeat on purpose — awards, event recaps, one-off news — and they stop being offered as things to learn from.

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336

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30 posts

Highest outlier score first

9.0

@dominiondevelopmentsvideo12 likes · 0 comments · 676 views

$580 a week became $4,600 a week. Same block of land (just split into 2) BEFORE: We stated with a standard 3 bed 1 bath rental in North Brisbane. Three tenants. $580 a week. After: 2 rooming houses sharing a wall, 5 micro apartments each. 10 tenants. $4,600 a week gross. Nothing about the land changed. What changed is how much of it was actually working. Seamus walks the finished site in this one. His line is the one worth sitting with: "If you have an asset that is very high positive cash flow - why would you sell it?" Equally, if you have an existing investment property in Brisbane that could be converted to rooming houses, why wouldn't you at least consider it?? Send us the address. We built to hold, not to flip. The exit isn't the strategy. The cash flow is!! Want to see whether your site stacks up the same way? Book a strategy call - link in bio. 👇

36.59% engagementView on Instagram Analyze

2.0

@dominiondevelopmentsvideo6 likes · 0 comments · 284 views

Last year we cut a house in half. Not to demolish it - to save it (and our client money). Standard developer playbook: bulldoze the existing dwelling, pay ~$30k for the privilege, send truckloads to landfill. We had a site where the old home was structurally sound. Wrong location for our ground-up co-living build. Right home for someone else. So we relocated it. Two halves, two lorries, one buyer with rural acreage. The result: → Our client saved the ~$30k demolition cost → A family gets a solid home at a fraction of new-build cost → One less structure ends up in landfill → We still build ground-up on the site - the same co-living home our investors underwrite The default play is destroy. We look for who else can win before we swing the wrecking ball. Side note: I was on-site filming with the drone. The removalist crew asked if I was a journalist. Nope - just a developer who thinks this stuff is worth documenting. This is what "operationally excellent" looks like on the ground. Slower. Fiddlier. Saves money. Saves buildings. Comment "relocate" for the drone footage.

19.51% engagementView on Instagram Analyze

2.0

@dominiondevelopmentsimage4 likes · 0 comments

One project that went well without any issues....comes with a pinch of good luck. Over Thirty successful projects delivered is a system. We have found pools buried underground! Slabs of asbestos! Rouge council requirements But because we've seen it all before we prepared for the worst from a feaso perspective! We've now completed 30+ co-living homes across Queensland, with Victorian sites under construction - and we're only going to keep creating more (Australia needs it). That scale isn't ego. Its passion to make a difference in a real world problem! The scale is actually what makes everything else possible: the fixed pricing, the guaranteed floor, the repeatable numbers, the trusted build partners. You can only offer certainty when you've done the thing enough times to know exactly how it goes. Every completed build also moves us toward the real goal: 1,000 affordable homes by 2030. We're not doing one clever deal. We're running a machine and inviting you (the investor) to plug into it.

12.20% engagementView on Instagram Analyze

1.0

@dominiondevelopmentsvideo5 likes · 0 comments · 381 views

Four projects in six years....and not one surprise! Michael met Jon in a local dog park (How every good story starts) in 2020. They got talking about property and the completed deals Dominion had completed. Little did Jon know he was speaking to what would turn out to be our ideal client. Who is that? An experienced property investor who has been in property for a while and a business owner. Six years later Michael has completed four developments with us and the thing he keeps coming back to isn't just the returns. It's that nothing went sideways and the trusted partnership is worth its weight in gold. Most developers have 5% contingency allowed for when/if things go south. Michaels words that we actually came in "10% higher" in his projects. "What they say is what you get. They tend to under-promise and over-deliver." That's the whole model. Model it conservatively and trust the process Dominion has created and proven time and time again! If you're weighing up your first development or your fourth... why not compare the returns from Co Living (rooming houses) vs traditional development and investment Book a strategy call. Link in bio. 👇

17.07% engagementView on Instagram Analyze

1.0

@dominiondevelopmentsimage3 likes · 0 comments

"Isn't this just Build-to-Rent?" Not quite! The difference matters for everyday investors. Build-to-Rent (BTR) is institutional: huge towers, hundreds of bedrooms, funds and super money. Great returns - f you've got $50M and a fund structure. Co-living brings the same logic - purpose-built, professionally managed, multiple income streams - down to a single residential lot a normal investor can actually own. You get the BTR playbook (density, diversified income, professional management) at a price point that doesn't require an institution. Same idea. Accessible scale. That's why we think co-living is the most underrated asset class in Australian property that you should have in your portfolio!

9.76% engagementView on Instagram Analyze

1.0

@dominiondevelopmentsimage4 likes · 0 comments

Cost blowouts kill property projects. Agreed?! Our answer is boring on purpose: a fixed-price build contract. The single biggest risk in any development is the build coming in over budget. We move that risk off the investor and onto a fixed-price contract with our trusted build partners from day one. If materials or labour move, that is our problem, not yours. Boring is the point. A cautious investor does not want excitement and surprises in their build budget. Keep surprises for birthdays and Christmas! They want the number they were quoted to be the number they pay. Our goal is to be the boring developer!! Link in bio for how our builds work.

9.76% engagementView on Instagram Analyze

1.0

@dominiondevelopmentsimage4 likes · 0 comments

Another completed client Site!! This one was in Aspley about 8 km from the Brisbane CBD. Same designs again... 10 private micro apartments. About $700 a week became roughly $4,550. Whats also huge is the $858k equity uplift which was huge! We acquired a single holding, reconfigured it into two lots and built two two-level co-living homes with five private rooms each, then furnished, smart-locked and tenanted them before handover. On completion: 100% leased, 7.8% net yield on cost, and about $858k in equity created. This is what Keystone does. If you want the full breakdown of this deal we can take you through the floor plans and feasibility! Send us a DM

9.76% engagementView on Instagram Analyze

1.0

@dominiondevelopmentsimage3 likes · 0 comments

Project update: Melbourne! Lets go! Here's the part investors love about this one. All-in cost: $1.65m ($500k land, $1m build, $150k fees and extras). Valuation before we even started: $2m. Expected valuation on completion: $2.2m. Do the maths. That's $350k of equity created in 12 months before we've even finished, and around $550k once complete if the valuation lands where we expect, 10% higher. Thats before you factor in the cashflow! This is what developer-style returns actually look like. We buy well, we build well, and the numbers work before the first tenant moves in. Want to see the feaso on this deal, or floor plan, or partner on the next one? Comment below or email hello@dominion.build (An overview, not financial advice.)

9.76% engagementView on Instagram Analyze

@dominiondevelopmentsvideo5 likes · 0 comments · 152 views

From $600 a week to $4,600 a week!!! This is where it starts. What you're watching is our latest project coming down. Original old house, cleared and vacant land created The rough numbers behind it: Bought for $655k, 15km from the Brisbane CBD, renting for $600 a week. Subdivision works: $175k. Build: $1.2m. Furniture: $80k. Finished result: around $4,600 a week in rent. Same piece of land. A completely different income. That is the co-living difference. Here's the part most people never see. This deal went ahead because one investor backed it: $500k in for two years on a fixed 15% per year. $500k in, $650k out. He gets a secured fixed return, we do the work, and much-needed housing gets built. If you'd like to see the feaso on this one, or you're interested in being a money partner on the next, reach out. Comment below or email hello@dominion.build. (An overview, not financial advice.)

14.63% engagementView on Instagram Analyze

@dominiondevelopmentsvideo5 likes · 0 comments · 334 views

Purchased for $655,000 What did we buy....for a block of dirt (with house... pre subdivision). Was a single house, the math and returns would be nothing exciting as an investment. So we subdivided the land....to create two rooming houses, each with five private furnished rooms. Ten homes/leases on a block that would otherwise have held one home/lease. The order matters here. We don't buy property and then work out what to do with it. We start with the model and the numbers we need to hit, then go and find land that fits. Build to hold. Build for good.

14.63% engagementView on Instagram Analyze

@dominiondevelopmentsvideo4 likes · 0 comments · 389 views

No wildlife was harmed in this recording!! We finished a build recently and I took the drone up to capture the completed co living homes Halfway through the fly-out, a magpie decided the drone was a threat and started swooping. Ended up with proper Aussie behind-the-scenes footage. Here's what I was actually filming: → Completed co-living home, ground-up build on a residential lot → Bedrooms fitted out, kitchen finished, exterior sharp → Ready for tenants → One more home added toward the 1,000 by 2030 The drone shot was the plan. The magpie was the reality. This is what most investors never see. Between the render and the completed home is 12-18 months of decisions, coordination, and a lot of days that don't make it into the highlight reel. And occasionally, a bird. We document the process - the calm and the ridiculous - because transparency is how you earn trust with the kind of investor we work with. Comment "magpie" if you want to see the footage. And yes, the drone made it home safely.

14.63% engagementView on Instagram Analyze

@dominiondevelopmentsimage2 likes · 0 comments

One stat that explains everything we do. Rents have risen faster than incomes for years! Especially during covid While new supply keeps falling short of the 240,000 homes a year Australia needs. You don't have to be a rocket scientist to work out what this means for investors in property! The result: a growing group of working people - nurses, tradies, young professionals - who simply can't afford even the most basic of one bedroom apartments but still need a decent, secure home near work. and if your not a dual income house hold??? its even harder! Everyone deserves to have access to a home! Co-living is built precisely for that gap. A furnished private micro apartment, bills included, 30–50% cheaper than a comparable studio. This is why the demand is structural, not a fad. The affordability problem isn't going away and neither is the need for the homes we build. Dominion are building 1000 high quality affordable homes by 2030! Come join us!

7.32% engagementView on Instagram Analyze

@dominiondevelopmentsimage2 likes · 0 comments

One house in Deagon 350m from a train station. Purchased little house renting for $650 per week for $1m and it already have two lots on one title. That means reduced subdivision costs! We got with of the house Built two rooming houses with 5 micro apartments in each On completion the client has 10 tenants all paying $440 a week (which has gone up since completion). About $650 a week became roughly $4,400. HOW LONG DID IT TAKE? (I hear you say) This one took 16 months before rent began Vacancy rates as of TODAY are still 0.8%! This is what Keystone does. If you want the full breakdown of this deal with floor plans and feasibility send us a DM

7.32% engagementView on Instagram Analyze

@dominiondevelopmentsimage3 likes · 0 comments

"I've just sold my business and I have no idea what to do with the millions I now have in the bank!" - was literally a conversation we had last week with 2 new clients. They say that making money it is the easy bit compared to keeping it! Real estate (when done right) is a capital preservation play with strong yields if you build the right assets! Recently exited a business? Full or partial? you're where several of our current clients were 12 months ago. Those clients lovvveeee property and better still love the idea of buying at cost and not market. That's who Keystone is built for. Build a commercial yielding asset instead of buying one at market rates! We develop a ground-up co-living home on your behalf: 5–9 micro apartments, purpose-built for tenant demand, delivered in 12–18 months. 1) Sourcing 2) Planning 3) Construction 4) Lease-up ........all handled. You keep the asset. Designed for people who've built something once and want the returns of active property development without running the project themselves. If that's where you're at, worth a conversation. Comment 'exit' or DM us and we'll send you some feasibilities of completed projects!

7.32% engagementView on Instagram Analyze

@dominiondevelopmentsimage2 likes · 0 comments

Could you do a co-living development yourself? Sure. Should you? Here's our honest take. To do it solo, you'd need to: find the clean site, run feasibility, manage the DA and council, engage architects and engineers, tender and manage the build, handle defects, then set up management. Each step has a way to lose money or years. In the early days we had clients who openly said they'd run their second project themselves and wouldn't need us. That's fine by us, as long as they understand the extra risk they're taking on without us. As it turns out, not one client has finished a project and then gone on to do the next one alone. The predictability of a successful outcome is worth it, while they keep doing what they do best (Doctor, lawyer, CEO, business owner etc). Keystone is that entire chain, run by a team that's done it 30+ times, for a fixed price, with a guaranteed floor on valuation and income. You're not paying us to do something you couldn't. You're paying us to do it predictably, without the learning-curve mistakes that turn a good deal into a bad one. That's the trade: a margin to us, in exchange for a de-risked, hands-off asset.

7.32% engagementView on Instagram Analyze

@dominiondevelopmentsimage2 likes · 0 comments

Cotality’s June 2026 quarter rental report describes a “profound shift in affordability” across Australia Hmmm… interesting and they have the numbers to back it up. Median national asking rents sit at $705 per week, up 5.9% in a year. Every capital city has vacancy below 2%. And private investors face mortgage rates of around 6.4% against gross yields of just 3.7%. The result? Fewer small landlords entering the market, more renters competing for the same stock. Well… I wonder what that will do to rents?!?! Purpose-built co-living fills the gap. Professional management. Long-term supply. 1,000 homes by 2030. Let’s go!! Source: Cotality Rental Review Q2 2026, via The Urban Developer.

7.32% engagementView on Instagram Analyze

@dominiondevelopmentsimage2 likes · 0 comments

We get asked to convert houses into co-living most weeks. We say no every time. Here is why. Retrofitting an existing house almost always compromises the spec, and it compromises it in the places tenants feel every single day. Bedroom sizes come out wrong, because you are working around walls someone else put there. Acoustic separation is patchy, because you cannot retrofit what was never designed in. Kitchenettes get squeezed into whatever is left. Storage disappears first, every time. None of that shows up in a render. All of it shows up in your vacancy rate. So we build new. Ground-up, on a residential lot, designed as co-living from day one rather than talked into it afterwards. Every bedroom purpose-built. Every home the same standard. That consistency is not a preference. It is the only reason we can put our name to the Double Guarantee. You cannot guarantee a valuation and an income on a building you had to compromise to create. Worth adding: from 1 July 2027, negative gearing applies to new builds only. We build new because the spec demands it. The tax settings landing on the same side is a bonus, not the reason. Which trade-off would you refuse to make on your build? Tell me below, or send us a message.

7.32% engagementView on Instagram Analyze

@dominiondevelopmentsimage2 likes · 0 comments

Putting my cash in Vault vs a term deposit??? A fair and honest comparison for investors. A term deposit: highly liquid at maturity, bank-grade safety, and right now a return that often struggles to beat inflation. Vault: a fixed return, secured against real Dominion assets, for a fixed term. The trade-offs, stated plainly: Vault is illiquid for the term, it's not a bank deposit, and it carries risk a term deposit doesn't. Higher return, higher risk - as it always is. We're not telling you it's "safe like a bank." We're telling you the structure, the security and the term, so you can decide. (An overview, not financial advice.) Detail at hello@dominion.build.

7.32% engagementView on Instagram Analyze

@dominiondevelopmentsimage2 likes · 0 comments

The problem in a nutshell! 1) More people keep arriving in Australia (demand) 2) Homes keep not getting built fast enough (supply) 3) Lone Person living is fastest growing demographic 4) Prices are rising and affordability is becoming a bigger issue That gap is the entire thesis for co-living. Cotality's latest Home Value Index (to 31 May 2026) confirms all of the above. You cannot fix that with more of the same detached houses on the fringe. You fix it partly with density on existing land, which is exactly what a purpose-built rooming house delivers. Source: Cotality Home Value Index, data to 31 May 2026.

7.32% engagementView on Instagram Analyze

-1.0

@dominiondevelopmentsvideo4 likes · 0 comments · 173 views

12.20% engagementView on Instagram Analyze

-1.0

@dominiondevelopmentsimage1 likes · 0 comments

Everything we do comes back to one "North Star" number: 1,000 homes by 2030. Not 1,000 transactions. 1,000 affordable, well-built, fully furnished, professionally managed homes for the people who keep our cities running, and for the over-55s who've done their bit. Every Keystone project moves the number. Every investor who backs the model helps build it. We only add supply where demand already exists. And a project that stacks up financially still needs equity to get it started. We're not there yet, but we're moving in the right direction.

4.88% engagementView on Instagram Analyze

-1.0

@dominiondevelopmentsimage2 likes · 0 comments

Australia's second-biggest city... and only the 6th most expensive capital to buy in?! Read that again. Melbourne's median home value right now: $812,621. That's cheaper than Brisbane. Cheaper than Perth. Cheaper than Adelaide. Even cheaper than Canberra (yes, Canberra). And a cool $129,243 under the national median. A global city. World-class universities, sport, jobs, culture. Priced like it's on the clearance rack. Here's the thing though. Markets like this don't stay quiet for long. When a city this big is this underpriced, the gap has a habit of closing. Quickly. So guess where we're building right now? Victoria. Ground-up co-living, in what we reckon is one of the best-value plays in the country. Want to see where, and why? Flick us a message at hello@dominion.build. (Source: Cotality, May 2026. An overview, not financial advice.)

4.88% engagementView on Instagram Analyze

-1.0

@dominiondevelopmentsimage1 likes · 0 comments

Two things kill property development returns: 1) cost blowouts and 2) time blowouts. Here's how Keystone removes both for you. Fixed-price build contract with our approved suppliers that we’ve used before: the construction cost is locked before you commit. Blowouts are our problem, not yours. The Double Guarantee: a contractual floor on the finished valuation and Year 1 income. If the asset comes in below, we cover the difference. So your downside is defined before a single slab is poured. You know the cost going in, and you know the floor coming out. That's the difference between speculating on a development and investing in a de-risked one.

4.88% engagementView on Instagram Analyze

-1.0

@dominiondevelopmentsimage1 likes · 0 comments

Listen!....Keystone isn't for everyone. Its honestly not (and thats why we created Vault ;) ). But lets stay on track with Keystone! Here's who it's actually for. It's for investors who: - Want high-yield property without becoming a developer - Value certainty over a gamble - and like a guaranteed floor - Have the capital to do it properly and the patience for a 12–18 month build - Want a long-hold, income-producing asset, not a quick flip - Have been in property investing for a few years It's not for: someone chasing quick gains/flips, under-capitalised punters, or anyone who wants to micro-manage every trade and design decision. We optimise for investor quality, not volume. The only "noise" you should hear is the notification on your banking app when the net rent starts dropping in each week after completion! If that sounds like you, let's talk. If it doesn't, we'll happily tell you. Email hello@dominion.build.

4.88% engagementView on Instagram Analyze

-2.0

@dominiondevelopmentsimage1 likes · 0 comments

There are more co-living operators in Australia than there were five years ago. Most are compromised. Plainly: 1) Some retrofit old stock instead of building new - surprises in the walls, poor acoustic separation, eroding income. 2) Some under-spec the bedroom - shared bathrooms, no kitchenette, no storage - and vacancy creeps up. 3) Some sell the upside without guaranteeing the floor; the investor carries every blowout. 4) Some scale faster than they can manage. We build new. We over-spec. We lead with the floor - the Double Guarantee. And we manage what we build. That's the difference.

2.44% engagementView on Instagram Analyze

-2.0

@dominiondevelopmentsimage1 likes · 0 comments

A common question from first-time investors: "What do my next twelve months actually look like?" Here's the short version without the marketing glossy stuff. Months 0–1: Fit. A scoping call with strategy team to confirm your investment capacity, your risk tolerance, and whether Keystone is actually the right product for you. If it isn't, we'll tell you. Perhaps Vault is best! Months 1–2: Site. We source, screen and present a deal in QLD or VIC that passes our comprehensive search criteria. It should look very similar to deals we've already completed and presented before hand! You review the numbers. You decide. (Spoiler alert... we've never had a client decline a presented deal) Months 2–3: Documents. Acquisition, design sign-off, fixed-price build contract with trusted build partners, council approvals in motion. Decision points are clearly flagged. Months 3–9: Build. Programme milestones, monthly updates, site walks available. Cost and time are contractually held - that's the Double Guarantee. Months 9–12: Lease-up and stabilise. Bedrooms tenanted under professional management. First income hits. Refinance as required! You're never wondering what stage you're in. Especially as you'll have live stream of your site on your phone to ensure its all going to plan! And you're never the one chasing the trades. That's the whole point.

2.44% engagementView on Instagram Analyze

-2.0

@dominiondevelopmentsimage1 likes · 0 comments

For years, "more density" meant high rise towers - and towers meant a fight with planning, huge costs and ultimately not affordable homes. On top of that... according to the ABS stats - lone person living is expected to be one of the fastest growing demographic. Co-living offers a third way. Take an existing residential block and, instead of one dwelling, deliver several homes - without changing the streetscape or building up. That's why councils are increasingly supportive of well-designed co-living: it adds real housing supply and affordability without the planning battles that come with high-rise. Density that fits the street it sits on. When the housing case and the planning case line up, approvals get smoother. That's good for communities - and for the investors who back the model.

2.44% engagementView on Instagram Analyze

-2.0

@dominiondevelopmentsimage1 likes · 0 comments

Why have Dominion only had repeat clients so far?!! Here's the kind of feedback we get... often. "They did everything from site sourcing, acquisition, subdivision and construction, and handed me a fully furnished, tenanted, managed asset. It generates the highest cash flow in my portfolio (which is not a small portfolio) and keeps building my wealth. I'm on project 5." - Michael, investor We didn't write that. He did. This is the whole point of Keystone: developer-style returns, handed over as a finished asset, without the developer workload. If you'd like to speak with an investor who's done it, we can arrange that too. Email: hello@dominion.build

2.44% engagementView on Instagram Analyze

-2.0

@dominiondevelopmentsimage1 likes · 0 comments

Five mistakes we see investors make with co-living - and how to avoid them. 1. Buying old stock and converting instead of building new. Conversions for us are like a pig with lipstick. Ageing structures hide expensive problems that are waiting to blow up one day. Build new. Best designs, optimised depreciation , highest rents etc 2. Underestimating management. 5–9 tenancies need professional operators, not a part-time landlord. Every real estate agent will tell you they can do it... they cant. 3. Chasing yield in the wrong suburb. Demand is EVERYTHING - location still rules. Keep using the foundations of property investing when selecting location. Close to jobs, close to infra etc 4. Ignoring the downside. If there's no guaranteed floor, you're carrying all the risk. Buying the wrong land with wrong overlays or zonings. We want frictionless planning approvals! 5. Trying to DIY the development. The learning curve is paid in years and dollars. Putting crappy furniture packages and getting suboptimal rents. The low cost (yet high value) finishes optimal rents and valuations! Most of these come down to one thing: treating co-living like a standard rental. It isn't! It's a development project and an operating business - which is exactly why we built Keystone to handle both.

2.44% engagementView on Instagram Analyze

-3.0

@dominiondevelopmentsimage0 likes · 0 comments

Every Dominion home is built to keep for energy efficiency! Think solar, water pumps etc. This keeps profits in the owners pocket! We design our co-living homes for energy efficiency from the start: solar on the roof and battery storage, so the homes generate and store their own power. Why do we care: lower bills (part of why our homes stay full), a smaller footprint, and a more resilient, future-proof asset for the investor. Affordable housing shouldn't mean expensive-to-run housing especially with the advance in tech. Building new lets us do it properly - efficient by design, not retrofitted later. Good for owners = Good for returns = Good for the long hold.

0.00% engagementView on Instagram Analyze