https://www.enablecoliving.com.au/, https://calendar.app.google/bbha5HYSDHSgmNPJ6

Enable Group, Burke Road, Kew East, Melbourne (2026)

14/09/2026

This week's Enable Observer is live.

The Consumer Legislation Amendment Act 2026 received Royal Assent on 8 September, and from 9 September a renter can elect in writing to pay their bond directly to the Residential Tenancies Bond Authority, with the lodgement paperwork and the penalty exposure sitting with the rental provider.

Three Victorian NDIS provider revocations took effect on 7 and 8 September at Cranbourne East, Fraser Rise and Melton, with six more Victorian exits scheduled between 14 September and 7 October. On the market side, Cotality has Melbourne upper quartile house values 10.5 per cent below peak while advertised rents rose again to $696.00 a week, up 6.1 per cent over the year.

There is also a rooming house specific provision now on the statute book, section 94FA, covering refusal of occupancy on family violence grounds, which awaits proclamation with a 1 June 2027 backstop.

Read the full edition, with every source linked: https://www.enablecoliving.com.au/observer/week-of-13-september-2026

If any of this raises a question about your own site or portfolio, that's exactly the kind of conversation we're happy to have. To gain further knowledge, I recommend a Discovery Session. https://discovercoliving.enablegroup.au

05/09/2026

Happy Father’s Day to the dads who lead with strength, care with patience, and support their families every step of the way. 💙

Celebrating the fathers, father figures and everyday role models who make a lasting difference.

📞 1300 000 868
🌐 enablegroup.com.au

01/09/2026

PURPOSE-BUILT CO-LIVING: FROM 1 TENANT TO 16

BEFORE: 1 tenant
$850 per week or $44,200 per year.

AFTER: 16 tenants
Purpose-built
Co-living Duplex
8 bedrooms in each - indicative rent $280 per room, per week.

Up to $232,960 p.a. if all 16 rooms are fully occupied for 52 weeks.

Indicative investment:
Build cost: $1,480,000
Land cost: $690,000
Total investment: $2,170,000

Indicative gross rental yield: approximately 10.7%

Considering a purpose-built co-living investment property?

Contact Enable Group to explore the building options available for your site.
connect-coliving.enablegroup.au

If you don’t have a site, we can help you to source one.

*Illustrative figures only. Rental income and occupancy are not guaranteed. The gross-yield calculation is based on $232,960 annual rent divided by the indicative $2.17 million total investment. It excludes vacancies, finance costs, property-management fees, utilities, maintenance, rates, taxes and other expenses. Final costs and rental potential depend on the site, location, design, approvals and market conditions. General information only—not financial advice.

30/08/2026

Week of 30 August 2026

This week's Enable Observer is live.

The authorised text of the NDIS Amendment Act, Act No. 66 of 2026, now fixes the commencement timetable: specified provisions covering provider registration, civil penalties, regulatory powers and record retention commenced on 27 August, with further dates running from 1 October through to 1 January 2028, and the provider claim window contracting on 1 December.

On the ground, Melbourne is heading into a quieter spring, with new listings more than 9 per cent below the five year average while advertised rents hold at $695.64 a week, up 6.1 per cent over the year.

And twelve NDIS Commission actions took effect inside the window, nine of them revocations, which is a reason to check the register by ABN before signing or renewing an operator agreement.

Read the full edition, with every source linked: https://www.enablecoliving.com.au/observer/week-of-30-august-2026

If any of this raises a question about your own site or portfolio, that's exactly the kind of conversation we're happy to have.

To gain further knowledge, I recommend a Discovery Session. https://discovercoliving.enablegroup.au

30/08/2026

The ensuite is not a luxury. It is the entire model.

Without a private ensuite in every room, there is no individual lease.
Without individual leases, there is no co-living income.
The ensuite is where the entire proposition starts.

Here is why it is non-negotiable. 👇

📍 Privacy. A shared bathroom for six adults means a queue at 7am, someone else’s products on the shelf, and a daily negotiation over cleanliness. A private ensuite means the bathroom is yours. Full stop.

📍 Individual leases. A tenant with their own ensuite is on their own lease. They are not dependent on a housemate agreement. They have their own private space, their own contract, and their own decision about whether to stay or leave.

📍 Willingness to pay. Tenants pay indicative rates around $340 per room per week in well-located metro Melbourne suburbs because the product includes a private ensuite. Without it, the room is just a room. With it, the room is someone’s private home.

📍 Tenant retention. The tenant who does not share a bathroom is the tenant who stays. Reduced turnover means fewer vacancy weeks and lower reletting costs. The ensuite pays for itself in retention.

That is why Enable builds a private ensuite into every room.
It is not an upgrade. It is the foundation.

𝗗𝗼𝗲𝘀 𝘆𝗼𝘂𝗿 𝗯𝗹𝗼𝗰𝗸 𝗾𝘂𝗮𝗹𝗶𝗳𝘆?
🌐 Learn more about what we do at www.enablecoliving.com.au

𝗕𝗼𝗼𝗸 𝘆𝗼𝘂𝗿 𝗳𝗿𝗲𝗲 𝟯𝟬-𝗺𝗶𝗻𝘂𝘁𝗲 𝗰𝗼𝗻𝘃𝗲𝗿𝘀𝗮𝘁𝗶𝗼𝗻:
📆 Discover What You Can Build — A Conversation with Enable Group
https://discovercoliving.enablegroup.au

𝘎𝘦𝘯𝘦𝘳𝘢𝘭 𝘣𝘶𝘪𝘭𝘥𝘪𝘯𝘨 𝘪𝘯𝘧𝘰𝘳𝘮𝘢𝘵𝘪𝘰𝘯 𝘰𝘯𝘭𝘺. 𝘐𝘯𝘥𝘪𝘤𝘢𝘵𝘪𝘷𝘦 𝘳𝘢𝘵𝘦𝘴 𝘢𝘳𝘦 𝘭𝘰𝘤𝘢𝘵𝘪𝘰𝘯-𝘥𝘦𝘱𝘦𝘯𝘥𝘦𝘯𝘵. 𝘌𝘯𝘢𝘣𝘭𝘦 𝘎𝘳𝘰𝘶𝘱 𝘪𝘴 𝘢 𝘣𝘶𝘪𝘭𝘥𝘦𝘳 𝘢𝘯𝘥 𝘥𝘦𝘷𝘦𝘭𝘰𝘱𝘮𝘦𝘯𝘵 𝘤𝘰𝘯𝘴𝘶𝘭𝘵𝘢𝘯𝘤𝘺, 𝘯𝘰𝘵 𝘢 𝘧𝘪𝘯𝘢𝘯𝘤𝘪𝘢𝘭 𝘢𝘥𝘷𝘪𝘴𝘦𝘳.

29/08/2026

These two blocks are on the same street. One qualifies. One does not.

From the street, they look the same.
Similar frontage. Similar roofline. Same suburb. Same postcode.
But from above, they are different sites.

📍 Block A: regular rectangular proportions, clear rear access via a laneway, no significant vegetation, no applicable heritage overlay. It qualifies for a six-room purpose-built co-living home.

📍 Block B: slightly irregular shape with an angled rear boundary, a shared driveway easement that restricts building width on the southern side, and a significant canopy tree in the rear setback that triggers a vegetation overlay assessment. It does not qualify in its current form.

Same street. Different feasibility.
That is why “does your suburb qualify?” is the wrong question.
The right question is: does your specific block qualify?

That is what the site assessment determines. Free.
Specific to your address. Honest answer either way.

𝗗𝗼𝗲𝘀 𝘆𝗼𝘂𝗿 𝗯𝗹𝗼𝗰𝗸 𝗾𝘂𝗮𝗹𝗶𝗳𝘆?
🌐 Learn more about what we do at www.enablecoliving.com.au

𝗕𝗼𝗼𝗸 𝘆𝗼𝘂𝗿 𝗳𝗿𝗲𝗲 𝟯𝟬-𝗺𝗶𝗻𝘂𝘁𝗲 𝗰𝗼𝗻𝘃𝗲𝗿𝘀𝗮𝘁𝗶𝗼𝗻:
📆 Discover What You Can Build — A Conversation with Enable Group
https://discovercoliving.enablegroup.au

𝘎𝘦𝘯𝘦𝘳𝘢𝘭 𝘣𝘶𝘪𝘭𝘥𝘪𝘯𝘨 𝘢𝘯𝘥 𝘧𝘦𝘢𝘴𝘪𝘣𝘪𝘭𝘪𝘵𝘺 𝘪𝘯𝘧𝘰𝘳𝘮𝘢𝘵𝘪𝘰𝘯 𝘰𝘯𝘭𝘺. 𝘚𝘪𝘵𝘦 𝘤𝘰𝘯𝘴𝘵𝘳𝘢𝘪𝘯𝘵𝘴 𝘷𝘢𝘳𝘺 𝘣𝘺 𝘪𝘯𝘥𝘪𝘷𝘪𝘥𝘶𝘢𝘭 𝘣𝘭𝘰𝘤𝘬. 𝘌𝘯𝘢𝘣𝘭𝘦 𝘎𝘳𝘰𝘶𝘱 𝘪𝘴 𝘢 𝘣𝘶𝘪𝘭𝘥𝘦𝘳 𝘢𝘯𝘥 𝘥𝘦𝘷𝘦𝘭𝘰𝘱𝘮𝘦𝘯𝘵 𝘤𝘰𝘯𝘴𝘶𝘭𝘵𝘢𝘯𝘤𝘺, 𝘯𝘰𝘵 𝘢 𝘧𝘪𝘯𝘢𝘯𝘤𝘪𝘢𝘭 𝘢𝘥𝘷𝘪𝘴𝘦𝘳.

29/08/2026

This kitchen was designed for six adults who cook on six different schedules.

📍 In a converted share house, the kitchen was designed for one family. One oven. One dishwasher. Bench space for one meal prep at a time. When six adults try to use it, the friction is immediate.

📍 In a purpose-built co-living home, the kitchen is designed for the actual number of people who use it. That means: wider benchtops with enough prep space for two people cooking simultaneously. Dual ovens, because one oven for six people creates a nightly queue. Dual dishwashers, because a single dishwasher runs twice a day and never keeps up. Extra pantry storage with individually allocated shelves. A larger fridge, or two standard fridges side by side.

The kitchen is the most social space in the home. When it works well, tenants stay. When it does not, they leave. The design of the shared spaces is not an afterthought. It is the retention strategy.

𝗗𝗼𝗲𝘀 𝘆𝗼𝘂𝗿 𝗯𝗹𝗼𝗰𝗸 𝗾𝘂𝗮𝗹𝗶𝗳𝘆?
🌐 Learn more about what we do at www.enablecoliving.com.au

𝗕𝗼𝗼𝗸 𝘆𝗼𝘂𝗿 𝗳𝗿𝗲𝗲 𝟯𝟬-𝗺𝗶𝗻𝘂𝘁𝗲 𝗰𝗼𝗻𝘃𝗲𝗿𝘀𝗮𝘁𝗶𝗼𝗻:
📆 Discover What You Can Build — A Conversation with Enable Group
https://discovercoliving.enablegroup.au

𝘌𝘯𝘢𝘣𝘭𝘦 𝘎𝘳𝘰𝘶𝘱 𝘪𝘴 𝘢 𝘣𝘶𝘪𝘭𝘥𝘦𝘳 𝘢𝘯𝘥 𝘥𝘦𝘷𝘦𝘭𝘰𝘱𝘮𝘦𝘯𝘵 𝘤𝘰𝘯𝘴𝘶𝘭𝘵𝘢𝘯𝘤𝘺, 𝘯𝘰𝘵 𝘢 𝘧𝘪𝘯𝘢𝘯𝘤𝘪𝘢𝘭 𝘢𝘥𝘷𝘪𝘴𝘦𝘳. 𝘎𝘦𝘯𝘦𝘳𝘢𝘭 𝘣𝘶𝘪𝘭𝘥𝘪𝘯𝘨 𝘪𝘯𝘧𝘰𝘳𝘮𝘢𝘵𝘪𝘰𝘯 𝘰𝘯𝘭𝘺.

28/08/2026

We recommended five rooms. The block could have held seven.

That sounds like we left money on the table. Here is why we did not. 👇

📍 Seven rooms on this block would have meant undersized bedrooms that tenants compare unfavourably to alternatives. Ensuites are too small for comfortable daily use. A corridor so narrow it feels institutional rather than residential. Shared spaces compressed to the point where no one wants to use them. And a building that meets code minimums but does not meet the standard that retains quality tenants long-term.

📍 Five rooms on the same block meant king-sized bedrooms. Generous ensuites. A corridor that feels like a home, not a hostel. Shared spaces that tenants are proud of. And a building that attracts the tenant profile who stays, pays reliably, and treats the property well.

More rooms means more leases on paper. Fewer quality rooms means better tenancies in practice. The design conversation is where that balance is found, and it is the most important conversation in the process.

𝗗𝗼𝗲𝘀 𝘆𝗼𝘂𝗿 𝗯𝗹𝗼𝗰𝗸 𝗾𝘂𝗮𝗹𝗶𝗳𝘆?
🌐 Learn more about what we do at www.enablecoliving.com.au

𝗕𝗼𝗼𝗸 𝘆𝗼𝘂𝗿 𝗳𝗿𝗲𝗲 𝟯𝟬-𝗺𝗶𝗻𝘂𝘁𝗲 𝗰𝗼𝗻𝘃𝗲𝗿𝘀𝗮𝘁𝗶𝗼𝗻:
📆 Discover What You Can Build — A Conversation with Enable Group
https://discovercoliving.enablegroup.au

𝘎𝘦𝘯𝘦𝘳𝘢𝘭 𝘣𝘶𝘪𝘭𝘥𝘪𝘯𝘨 𝘪𝘯𝘧𝘰𝘳𝘮𝘢𝘵𝘪𝘰𝘯 𝘰𝘯𝘭𝘺. 𝘙𝘰𝘰𝘮 𝘤𝘰𝘶𝘯𝘵 𝘢𝘯𝘥 𝘥𝘦𝘴𝘪𝘨𝘯 𝘢𝘳𝘦 𝘴𝘪𝘵𝘦-𝘥𝘦𝘱𝘦𝘯𝘥𝘦𝘯𝘵. 𝘌𝘯𝘢𝘣𝘭𝘦 𝘎𝘳𝘰𝘶𝘱 𝘪𝘴 𝘢 𝘣𝘶𝘪𝘭𝘥𝘦𝘳 𝘢𝘯𝘥 𝘥𝘦𝘷𝘦𝘭𝘰𝘱𝘮𝘦𝘯𝘵 𝘤𝘰𝘯𝘴𝘶𝘭𝘵𝘢𝘯𝘤𝘺, 𝘯𝘰𝘵 𝘢 𝘧𝘪𝘯𝘢𝘯𝘤𝘪𝘢𝘭 𝘢𝘥𝘷𝘪𝘴𝘦𝘳.

27/08/2026

Here is what actually happens during the free site assessment.
No one ever explains this part.

📍 Step one: we check the block dimensions from the title or survey plan. Width, depth, total area, and shape. The minimum requirements for a multi-tenant design are specific and non-negotiable.

📍 Step two: we check planning overlays. Heritage, vegetation, neighbourhood character, flood, design and development, and any other overlays applicable to the specific address. These determine what is permissible, not just what is possible.

📍 Step three: we check access. Does the block support the entry, waste, and emergency egress requirements for the design? Rear access, side access, and street-facing access all have different implications.

📍 Step four: we check local demand. Is the suburb one where co-living room rates are supported by employment, transport, and tenant demographics? We do not build in locations where the demand does not exist.

📍 Step five: the honest answer. Qualifies, with a worked-example income figure and a concept design direction. Or does not qualify, with the specific reasons. Both answers are delivered before any money is spent.

That is the entire process. Free.
No obligation. No pressure. One honest answer.

𝗗𝗼𝗲𝘀 𝘆𝗼𝘂𝗿 𝗯𝗹𝗼𝗰𝗸 𝗾𝘂𝗮𝗹𝗶𝗳𝘆?
🌐 Learn more about what we do at www.enablecoliving.com.au

𝗕𝗼𝗼𝗸 𝘆𝗼𝘂𝗿 𝗳𝗿𝗲𝗲 𝟯𝟬-𝗺𝗶𝗻𝘂𝘁𝗲 𝗰𝗼𝗻𝘃𝗲𝗿𝘀𝗮𝘁𝗶𝗼𝗻:
📆 Discover What You Can Build — A Conversation with Enable Group
https://discovercoliving.enablegroup.au

𝘎𝘦𝘯𝘦𝘳𝘢𝘭 𝘣𝘶𝘪𝘭𝘥𝘪𝘯𝘨 𝘢𝘯𝘥 𝘧𝘦𝘢𝘴𝘪𝘣𝘪𝘭𝘪𝘵𝘺 𝘪𝘯𝘧𝘰𝘳𝘮𝘢𝘵𝘪𝘰𝘯 𝘰𝘯𝘭𝘺. 𝘌𝘯𝘢𝘣𝘭𝘦 𝘎𝘳𝘰𝘶𝘱 𝘪𝘴 𝘢 𝘣𝘶𝘪𝘭𝘥𝘦𝘳 𝘢𝘯𝘥 𝘥𝘦𝘷𝘦𝘭𝘰𝘱𝘮𝘦𝘯𝘵 𝘤𝘰𝘯𝘴𝘶𝘭𝘵𝘢𝘯𝘤𝘺, 𝘯𝘰𝘵 𝘢 𝘧𝘪𝘯𝘢𝘯𝘤𝘪𝘢𝘭 𝘢𝘥𝘷𝘪𝘴𝘦𝘳.

26/08/2026

The chef finishes at 11pm. A nurse starts at 6am. They live in the same house.

📍 In a conventional share house, this is a problem. The chef arrives home and makes noise. The nurse is asleep. The walls are thin. The ensuite is shared. The kitchen is a battleground of schedules.

📍 In a purpose-built co-living home, this is a design problem that was solved before the slab was poured.

Acoustic walls between every bedroom. A private ensuite in every room, so the chef showers at 11:15pm without waking anyone. A thoughtfully positioned kitchen: close enough to the bedrooms for convenience, separated enough for sound. Solid-core bedroom doors. Soft-close cabinetry. The details that make six different schedules coexist under one roof.

This is the tenant experience that drives co-living occupancy. Not price alone. Quality of life. Privacy. A home designed around the reality that six adults keep six different schedules.

𝗗𝗼𝗲𝘀 𝘆𝗼𝘂𝗿 𝗯𝗹𝗼𝗰𝗸 𝗾𝘂𝗮𝗹𝗶𝗳𝘆?
🌐 Learn more about what we do at www.enablecoliving.com.au

𝗕𝗼𝗼𝗸 𝘆𝗼𝘂𝗿 𝗳𝗿𝗲𝗲 𝟯𝟬-𝗺𝗶𝗻𝘂𝘁𝗲 𝗰𝗼𝗻𝘃𝗲𝗿𝘀𝗮𝘁𝗶𝗼𝗻:
📆 Discover What You Can Build — A Conversation with Enable Group
https://discovercoliving.enablegroup.au

𝘌𝘯𝘢𝘣𝘭𝘦 𝘎𝘳𝘰𝘶𝘱 𝘪𝘴 𝘢 𝘣𝘶𝘪𝘭𝘥𝘦𝘳 𝘢𝘯𝘥 𝘥𝘦𝘷𝘦𝘭𝘰𝘱𝘮𝘦𝘯𝘵 𝘤𝘰𝘯𝘴𝘶𝘭𝘵𝘢𝘯𝘤𝘺, 𝘯𝘰𝘵 𝘢 𝘧𝘪𝘯𝘢𝘯𝘤𝘪𝘢𝘭 𝘢𝘥𝘷𝘪𝘴𝘦𝘳. 𝘎𝘦𝘯𝘦𝘳𝘢𝘭 𝘣𝘶𝘪𝘭𝘥𝘪𝘯𝘨 𝘪𝘯𝘧𝘰𝘳𝘮𝘢𝘵𝘪𝘰𝘯 𝘰𝘯𝘭𝘺.

Enable Group

14/09/2026

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