Triple Living Investment Properties

Triple Living Investment Properties: How We Choose Where to Build

A triple living property is only as good as the location it sits in. The build can be perfect and the specification can be strong, but if the site does not support three tenancies, the asset does not perform.

Site selection is the part of the process investors see least and it is the part that carries the most weight. Here is how we approach it.

Yes, You Can Still Build These in 2026

Before the criteria, the question we are asked most often: co-living, triple living and NDIS investment products can still be built in 2026. That capability has not gone away.

It is a fair question to ask, given how much has changed in lending, tax and NDIS policy over the past two years. The short answer is that these products remain available and remain feasible to deliver.

The Four Things We Look For

1. Schooling

We build in areas with schools, and we treat that as a demand indicator rather than a marketing line. Schools tell you where families are choosing to live and where they intend to stay. For a three unit property that needs three simultaneous tenancies to perform, a location with genuine family demand behind it is a more stable proposition than one without.

2. Amenities

Shops, medical services, transport and recreation all need to be reachable. For standard tenants, amenity is a preference. For tenants in supported or accessible housing, it can determine whether living independently in that location is realistic at all.

We look for locations where the amenity already exists or is committed and underway, not locations where it is promised in a masterplan with no delivery date attached.

3. Access to Employment

A location needs work. That can be local employment within the area itself, or reliable access to employment centres, but it has to be one or the other. Rental demand follows jobs, and a rental market with no employment base behind it is a market that depends entirely on people moving in from somewhere else.

4. Growth Corridors

We build in areas that are growing rather than areas that have already peaked. Growth corridors bring infrastructure spend, new services and rising population, all of which support both rental demand and long term land value.

The important qualifier is that growth alone is not enough. A growth corridor without schools, amenity or employment is just land with people arriving. It is the combination that makes a site work.

Why This Matters More for Triple Living

Every criterion above applies to any investment property. They matter more for triple living for one reason: you are asking a single site to support three separate households.

That is three tenancies to fill, three sets of tenants who need access to services, and three lots of rental demand drawn from the same local market. A location that comfortably supports one tenancy may not comfortably support three. Site selection has to be tested against the actual product, not against a generic single dwelling assumption.

It is also why land size sits alongside the four criteria rather than above them. You need a parcel large enough to deliver three self contained units properly, in a location that meets the criteria. Plenty of sites offer one or the other. The work is in finding the ones that offer both.

What This Means for You as a Buyer

When you are assessing a triple living opportunity, whether it is ours or anyone else’s, these are the questions worth asking about the site:

• What schools are within reasonable distance, and are they established?
• What medical, retail and transport services are available now, not planned?
• Where is the employment, and how do residents reach it?
• Is the area growing, and what is driving the growth?
• Is the block genuinely sized for three independent dwellings, or is the product being squeezed onto it?

A developer who has thought carefully about the site will have clear answers to all five.

This is general information only and not financial advice. Property values and rental returns can fall as well as rise. Speak to a licensed adviser about your circumstances.

To discuss a specific site or see what triple living stock is currently available, get in touch with the ACIGP team.

New to these products? Start with Co-Living and Triple Living Investment Properties Explained.