MELBOURNE'S DATA-DRIVEN BUILDER
PROPERTY INVESTORS
Build Investment Homes That Actually Perform.
Every Melbourne builder says they're great for investors. We publish the numbers. Real yields. Real capital growth. Real time-to-lease. Across 200+ completed builds.
Built
Rental Yield
To Lease
Position Post-Build
PORTFOLIO PERFORMANCE
The Numbers Other Builders Won't Show You
Every stat below is drawn from Senka’s actual investor portfolio – 200+ completed builds across Melbourne’s growth corridors. Updated annually.
AVERAGE GROSS RENTAL YIELD
Across 200+ Senka investment builds 2020-2024
On-Time Delivery
Completed within agreed build timeline
First-Time Approval
Completed within agreed build timeline
Structural Warranty
Full coverage on every home we build
Sources: Senka internal portfolio data 2020-2024. Yields based on initial rental at handover. Capital growth from Senka completed builds cross-referenced with CoreLogic suburb data.
THE INVESTOR ADVANTAGE
Why Build New Instead of Buying Existing
$14,200
Year-1 Depreciation
Full depreciation schedule on new build fittings and structure — claim year one, compounding over 40 years.
Up to $27k
Stamp Duty Savings
Duty on land only for H&L packages, not the completed home. Significant savings vs buying established.
7 years
Warranty Coverage
Brand new structural warranty plus appliance warranties. Existing stock = no warranty, no protection.
+12%
Rental Premium
New builds rent for a premium vs established stock. Tenants pay more for energy-efficient, modern homes.
SUBURB INTELLIGENCE
Where Senka Builds,
Why It Performs
Real performance data across Melbourne’s growth corridors. Each number sourced from Senka’s own completed investment builds cross-referenced with CoreLogic and Domain data.
| CORRIDOR | MEDIAN PRICE | 5YR GROWTH | 3BD YIELD | DEMAND | EST. INCL. |
|---|---|---|---|---|---|
| Point Cook | $830k | 20% | 3.7% | HIGH | Mature / Prestige |
| Tarneit | $665k | 26% | 4.2% | HIGH | Newhaven, Riverdale |
| Clyde North | $760k | 25% | HIGH | HIGH | Smiths Lane, Meridian |
| Pakenham | $650k | N/A | HIGH | HIGH | Lakeside, Minta Farm |
| Truganina | $690k | 23% | 3.9% | HIGH | Woodlea, Allura |
| Craigieburn | $645k | 27% | 4.2% | HIGH | Aston, Highlands |
| Wollert | $710k | 30% | 4.0% | MED | Lilium, Solaire |
| Officer | $720k | 24% | 4.0% | MED | Arcadia, Timbertop |
| Mickleham | $680k | 32% | 4.3% | MED | Lochlan, Annadale |
| Donnybrook | $620k | 35% | 4.4% | EMERGING | Olivine, Kinbrook |
Real performance data across Melbourne’s growth corridors. Each number sourced from Senka’s own completed investment builds cross-referenced with CoreLogic and Domain data.
THE INVESTOR BUILD SPEC
Built to Rent.
Built to Perform.
Senka investment builds are spec’d differently than owner-occupier homes. Every choice reduces maintenance, extends tenant appeal, and maximises yield.
Tile throughout living areas
Durable, easy to clean, no carpet replacement between tenants.
Neutral palette
Broadest tenant appeal, fewer paint refreshes between tenancies.
Low-maintenance landscaping
Native planting, artificial turf options, irrigation on timers.
Robust appliances
Commercial-grade finishes that withstand rental wear.
4-bed, 2-bath, 2-car layouts
The yield-maximising configuration for family rentals.
Ducted AC, double glazing
7-star efficiency reduces tenant utility complaints.
Lockable storage
Separate garage access and secure outdoor storage.
Separate ensuite + main bath
Higher rental premiums for full bathroom separation.
WORKED EXAMPLE
A Real Investor Journey
With Real Numbers
An anonymised Senka client – a Melbourne couple with two existing investment properties – added a third via a house & land package in Craigieburn. All figures are based on a completed build (2023 handover).
THE DEAL
Craigieburn 4-bed H&L package
| Item | Amount (USD) |
|---|---|
| Land | $325,000 |
| Build | $300,000 |
| Finance (80% LVR) | $500,000 |
| Cash deposit | $125,000 |
| Stamp duty savings | $19,400 |
THE RETURNS
Gross rental yield at handover
| Metric | Value |
|---|---|
| Rent per week | $560 |
| Annual rent | $29,120 |
| Time to lease | 14 days |
| Year 1 depreciation | $14,200 |
| After-tax hold cost | $78 / week |
3-YEAR OUTLOOK
Projected equity position by 2026
| Metric | Value |
|---|---|
| Capital growth (est 8.4% pa) | +$143,000 |
| Principal paid down | +$29,000 |
| Cumulative depreciation | $38,600 |
| Net equity position | ~$297,000 |
| Total cash invested | $125,000 |
Projections based on 2023 actual + historical Craigieburn growth rates (CoreLogic). Depreciation per BMT schedule for 4-bed new build. Past performance not a guarantee of future returns. Always seek independent financial advice.
INVESTMENT PRODUCTS
Four Ways to Build
Your Portfolio
House & Land Packages
Land + home bundled. Strong growth corridors, full Senka inclusions, fixed price.
4.1% avg YIELD
Custom designs with precision, integrating architecture and construction.
Dual Occupancy
Two premium homes on one block. Two rental incomes or sell one, keep one.
4.8% avg YIELD
Best for: Experienced investors, maximise land value
Knock Down Rebuild
Demolish and rebuild on existing land. Reset depreciation, modern spec.e.
4.3% avg YIELD
Best for: Grandfathered inner-suburb holdings
Custom Build
Premium spec for inner-suburb investment or high-end rental markets.
3.8% avg YIELD
Best for: Premium markets, furnished rentals
SMSF PROPERTY INVESTMENT
Build Your Retirement
Through Your Super
Self-Managed Super Funds can hold direct property. Senka builds SMSF-ready investment homes that meet all compliance requirements under the sole purpose test.
Our SMSF clients typically pair a 4-bed H&L with a limited recourse borrowing arrangement (LRBA). The result: a tax-effective structure that builds retirement wealth through a physical, leveraged asset.
Always seek licensed financial advice. SMSF property requires specific structuring — we work alongside your accountant.
SMSF WORKED EXAMPLE
$650K Craigieburn H&L via SMSF
| SMSF Deposit (20%) | $130,000 |
| LRBA Loan | $520,000 |
| Rental Income (Year 1) | $29,120 |
| SMSF Rental Tax Rate | 15% max |
| Post-Retirement (Pension Phase) | 0% tax |
THE INVESTOR GUARANTEES
Five Commitments Written Into Every Investor Contract
Senka investment builds are spec’d differently than owner-occupier homes. Every choice reduces maintenance, extends tenant appeal, and maximises yield.
01
Fixed Price
Your contract price is final
02
Build Time
Agreed timeline documented
03
Depreciation Schedule
BMT schedule included at handover
04
Rental Appraisal
Two independent appraisals at handover
05
PM Introduction
Vetted property manager referral
CASE STUDIES
Real Investors.
Real Numbers.
The Portfolio Builder
3rd IP, Tarneit H&L
Melbourne couple added a third investment via H&L and are now leveraging equity into a fourth build.
The SMSF Strategist
SMSF, Clyde North
Professional couple used SMSF LRBA to acquire an investment asset, with pension phase tax-free growth.
The Dual Occ Move
Dual Occupancy, Keilor East
Parents bought in an ageing suburb, built dual occupancy, live in the front and rent the rear long-term.
FREQUENTLY ASKED QUESTIONS
Common Questions About New Homes
What's the best Melbourne suburb for rental yield?
Based on Senka’s 2024 portfolio data, Donnybrook and Mickleham deliver the highest gross yields (4.3%–4.4% for 3-bed homes), driven by affordable entry prices and strong tenant demand. Craigieburn, Wollert, and Tarneit sit in the 4.0%–4.2% range with stronger capital growth tailwinds.
How much does a 4-bedroom investment property cost to build in Melbourne?
Senka’s 4-bedroom H&L packages range from $580K to $780K depending on corridor and block size. Investment builds in Craigieburn, Tarneit, and Truganina typically land around $620K–$680K. Premium markets such as Clyde North and Point Cook range $720K–$830K.
Can I buy an investment property through my SMSF?
Yes. SMSFs can acquire property via a Limited Recourse Borrowing Arrangement (LRBA). The property must satisfy the sole purpose test (retirement benefit). Senka builds SMSF-ready investment homes and works alongside your accountant for compliant structuring. Always obtain licensed financial advice.
How much depreciation can I claim on a new build?
A new 4-bedroom build typically generates $12,000–$16,000 in year-one depreciation, split between plant & equipment (Division 40) and capital works (Division 43). Senka provides a BMT depreciation schedule at handover. Over 40 years, total deductions often exceed $400,000.
Is a new build better than buying an existing property for investment?
For most investors, yes. Benefits include full depreciation schedules, stamp duty savings on H&L packages (duty on land only), new structural warranty, 7-star energy rating with lower tenant complaints, and a 10%–12% rental premium over established stock.
What is negative gearing and how does it work?
Negative gearing occurs when the costs of holding a property (interest, depreciation, maintenance) exceed rental income. The net loss may be deductible against your other taxable income. For a $625K Senka investment, after-tax hold cost typically lands around $78–$100 per week, offset by potential capital growth.
How quickly will my new build be rented?
We build across Melbourne’s growth corridors including Craigieburn, Mickleham, Wollert, Tarneit, Truganina, Clyde North, and surrounding suburbs.
Is a dual occupancy a better investment than a single build?
Dual occupancy typically delivers higher gross yields (4.8% avg vs 4.1% for single builds) and stronger land value uplift. You can sell one dwelling to recycle capital, hold both for rental, or live in one and rent the other. Best suited to established suburbs with dual occ zoning.
CDB-U 54599
Registered
Domestic Builder
Housing Industry Assoc.
HIA Member
No hidden costs
Fixed-Price
Guarantee
7-year guarantee
Structural
Warranty
Full coverage
Domestic Building
Insurance
- Join 200+ Melbourne families who've built with Senka
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ALSO EXPLORE
House & Land
Curated packages in Melbourne’s growth corridors
Dual Occupancy
Two homes, one block — double the yield potential
Knock Down Rebuild
Reset depreciation on established-suburb land
SMSF Property
Build retirement wealth through your super fundth corridors.