Expanding Australia's Housing Supply

The Opportunity

One platform. Streamlined solution to deploy capital in repeatable stages.

A replicable four-stage deployment model adaptable to any region, any sector, any scale — tested and proven. Built on set criteria to deploy across regional Australia.

What We Do

MBCC delivers end-to-end — from land to handover — removing delivery risk, capital burden and ongoing management from our clients entirely.

Phase 01

Building the Communities

Communities are developed in line with corporate and government need under a headlease program. MBCC covers land acquisition, DA and approvals, financing, construction, delivery risk and insurances — entirely.

Phase 02

Managing the Lease

The community is leased to a single corporate or government entity under a headlease, allowing them to sublet at their discretion. MBCC manages all maintenance, repairs, inspections and 7-year refurbishment cycles — capped nightly rates with long-term certainty.

Phase 03

Repurposing as Supply

At lease end, dwellings are recycled into permanent housing supply — contributing to the community that hosted them. Extended for a new lease term, repurposed for residential or commercial use, or transitioned to social housing. A legacy, not a liability.

Building Communities · Long-Term Approach to Housing

Build the Community

MBCC covers land, approvals, construction and delivery risk — entirely at our cost.

Manage the Lease

Capped nightly rates. Maintained to lease standard. 7-year refurb cycle built in.

Repurpose as Supply

Lease ends — dwellings recycled into permanent regional housing. A legacy, not waste.

Our Commitment

Five Things MBCC Delivers

Click any item below to expand. Our mission drives everything — injecting permanent housing supply into the communities that need it most.

High Quality, Affordable Housing Supply

Fully funded delivery program — removing capital burden and delivery risk from clients entirely. High quality housing built to permanent standards.

Supply Solutions Across Key Sectors

Infrastructure, healthcare, aged care, key worker and student accommodation — purpose-built for communities and workforce types that need them most.

Long-Term Leasing With Capped Rates

Capped nightly rates with long-term certainty — allowing employers to house staff without detracting capital or management from their core business.

Eliminating Delivery Cost in Unviable Markets

Lease rather than own — removing delivery risk, capital expenditure and ongoing management burden from traditional development models.

Click any item to expand

Our Mission — Injecting Permanent Supply

Permanent housing supply into growing regional areas — indirectly supporting the most vulnerable cohorts unable to secure housing with no new supply becoming available. We assist Local Governments by funding the supply they desperately need to service their expanding communities.

What We Deliver

For Every Client, Across Every Sector

✓ Invest in your business whilst we deliver the housing — under capped nightly rates

✓ Custom housing supply delivered on long-term leases

✓ Assisting in meeting ESG mandates — contributing permanent supply, not adding burden

✓ Quality permanent housing contributing to regional supply — versus temporary dongers

✓ Recurrent capital model — versus an upfront, capital-intensive development program

✓ High quality housing delivering greater staff retention in communities with housing shortages

✓ A contribution to much-needed regional housing supply that directly assists local communities

✓ Wide variety of accommodation solutions from residential dwellings to commercial facilities

Returns Profile

Superior Yield. Nil Vacancy Risk.

The MBCC model outperforms every traditional housing and development segment — with corporate-backed revenue certainty that no other structure offers.

How do we compare?

Australian Residential Housing Models

Hover any column to highlight it

Metric	Aged Care / Social	Affordable Housing	Traditional Rental	Hotel Rates	Build to Sell	MBCC 20-Year	MBCC 5-Year
Rate / Night	$55.71	$44.57	$55.00	$220.00	N/A	$120.00	$298.00
Rate / Week	$390	$312	$385	$1,540	N/A	$840	$2,086
Revenue PA (at occupancy)	$18,252	$14,602	$19,019	$52,052	N/A	$43,680	$108,472
Occupancy	90%	90%	95%	65%	N/A	100%	100%
Gross Yield PA	5.93%	4.74%	6.18%	16.90%	7.16%	14.18%	24.51%
Net Yield PA	5.69%	4.46%	5.68%	14.37%	3.94%	13.05%	22.55%
Vacancy Risk	Low	Low	Low	High	N/A	None	None
Counterparty	Government	Government	Individual	Individual	Individual	Corporate / Govt	Corporate / Govt
Unlevered IRR (circa)	5–8%	4–6%	5–7%	10–15%	8–12%	20–25%	20–25%

We Take Care Of

→ Delivery risk & construction

→ Land acquisition (where required)

→ Financing & capital structure

→ Maintenance, insurances & repairs

→ Lease management & compliance

What Our Clients Get

→ Accommodation from $60/night/room

→ Lease terms 5, 10 or 20+ years

→ Capped rents — certainty & forecasting

→ Custom design — residential to commercial

→ Right to sublet at your discretion

Headlease Model

Offering a unique pathway for institutional investors to deliver supply with outsized returns & nil vacancy.

From $60/night · Capped at 3% PA increase

STAGE 01

Scope & Lease

Client requirements scoped. Lease terms agreed. Tailored design selected from pre-priced portfolio.

STAGE 02

Land & Approvals

Site acquired via established criteria. Planning run through proven LGA pathways with council pre-engagement.

STAGE 03

Manufacture

Off-site construction through locked national partners. Pre-priced, pre-drawn designs at scale with QA systems.

STAGE 04

Lease & Manage

Corporate lease commences with 3% increase PA. 7-year refurbishment cycles with ongoing management and retention of dwellings — built to the quality of traditional homes for long-term housing supply solutions.

Delivery Process

From Decision to Handover — hover to expand · click to lock open

Client Determines Need

Client selects designs from the MBCC booklet. An estimate is prepared covering the relevant quantity, design and duration of lease — tailored to the client's specific requirements, location and workforce.

Estimate Authorised — Part Initial Investment

Client authorises the estimate and pays a part initial investment of $2,500 per module. Land acquisition commences. MBCC's investment committee reviews the client's financial capacity to underwrite the lease. If conditions are not met — land not secured or financial review declined — the initial investment is fully refundable less an administrative fee. If conditions are met, the part payment is applied to lease payments.

Conditions Met — Lease Authorised

Land secured. Investment review committee confirms commencement. Client pays balance of initial investment of $5,000 per module and formally authorises the lease. This balance also contributes to lease payments in line with the part payment above.

Development & Construction — 12 to 18 Months

Designs prepared in line with site conditions and client prerequisites. Approvals lodged, development commenced, civil works undertaken, offsite construction, installation and landscaping completed. Monthly progress updates provided throughout. Approximately 12–18 months from lease authorisation to completion.

Dwellings Completed — Maintenance Handover

Community is complete and handed over to the client. MBCC's maintenance team manages all ongoing needs throughout the lease term — repairs, damages, inspections — in line with standard lease conditions. Bond is collected and held.

Lease Concludes — Dwellings Recycled into Supply

At lease conclusion, dwellings are repurposed into permanent housing supply in accordance with the lease agreement. Options include lease extension, transition to social or residential supply, or repurposing for commercial use. A legacy delivered — not waste.

Built in Australia

Quality homes.
Built offsite.
Delivered to region.

Housing Solutions

Housing Solutions.

Capped Nightly Rates — Fixed for the Life of Your Lease

From $56/night /room

Turnkey, fully serviced housing with kitchens and bathrooms — built to the same standards as on-site construction, but in a factory. High-quality permanent homes we build and maintain for the life of your project, injecting permanent supply into the housing market.

✓ Cost-Plus Lease · Fixed-Price Manufacturing

✓ Greater Staff Retention

✓ Injecting Permanent SupplySame cost or less than temporary

✓ Assisting with ESG Mandates

Select a range below to view floor plans and pricing.

View Options →

1 Bedroom Range

Sizes From: 35m²

View Options →

2 Bedroom Range

Sizes From: 66m²

★ Best Value

View Options →

3 Bedroom Range

Sizes From: 66m²

Inclusions

Offsite construction — speed with no shortcuts on quality. Every home is delivered with the same structural guarantee as a traditional build, with long-lasting inclusions designed for permanent regional housing. Built within a controlled factory setting governed by environmental policies surrounding minimal waste and recycling. Built in as little as 12 weeks with 0 days lost to weather, maximising time efficiencies and mitigating risk.

‹

Specific Regional Land

Site acquisition in targeted regional corridors

Full Development Package

DA, civil works, council approvals & landscaping

Offsite Construction

Speed with no shortcuts on quality

Quality Inclusions

Long-lasting, built to permanent housing standards

7-Year Refurbishments

Minor refurbishment cycles built into lease

Optional Furnishings

Extra included in your lease

High Ceilings

Up to 2600mm

Steel Frame

Structural integrity built to last

Laminate Timber Floors

Throughout main areas

Colorbond Roof

Metal quad gutters & fascias as per plan

High Quality Aluminium Windows

Powder coated flush-sitting frames with glass sliding doors

Upgraded Feature Entry Door

2040mm fitted with Gainsborough Trilock Align lever set

Split System Climate Control

Heating & cooling per room

600mm Stainless Steel Oven

Fan grill, grill & fan forced — builders standard range

600mm Electric Cooktop

Stainless steel — selections dependent on availability

Roller Blinds Throughout

Style & type determined per dwelling specifications

Polytec Vanity & Benchtop

Fitted cabinet with benchtop — sizes confirmed per plan

Back-to-Wall Toilet Suite

Upgraded ceramic suite — builders standard range

Semi Frameless Glass Shower

With 2M tiled wall & floor — image for display only

Feature Splashback to Kitchen

Mesh Fly Screens

All windows & sliding doors

90mm Hardwood Deck

With hardwood deck posts — sizes per design spec

Chrome Gooseneck Mixer

Round sink mixer — selections dependent on availability

Gas Hot Water System

System & size determined per dwelling — noted in contract

Upgraded LED Downlights

Full lighting package — refer to plan for electrical outline

Mirrored Sliding Robes

Sliding doors, shelf & rail

Ceramic Tiling

To all wet areas with skirting and potential set downs as per plan

›

* Refer to inclusions document and detailed estimate for full list of inclusions for your package.

Rates shown are QLD pricing (Ex GST) · Per bed per night · Capped 3% PA increase · Some states may vary — contact us for state-specific pricing.

Have Your Own Land?

Turn key solutions available on owner-supplied land.

← Back to all designs

1 Bedroom Range

30m² – 50m² · 1 Bed · 1 Bath · 1 Module

‹

›

‹

›

← Back to all designs

2 Bedroom Range

60m² – 66m² · 2 Bed · 1–2 Bath

‹

›

← Back to all designs

3 Bedroom Range

66m²+ · 3 Bed · 1 Bath · 2+ Modules

Offsite Construction

Producing Quality Housing — Offsite

Australian made and owned. Built in a controlled factory environment with 10-year structural guarantees — then transported directly to regional communities. Built in as little as 12 weeks per module. Minimal waste. Maximum quality.

Offsite Construction

✓0 Days Lost to Weather in Factory Setting

Built entirely indoors — no rain delays, no weather hold-ups, no lost time on site.

✓Built in as Little as 12 Weeks per Module

Rapid delivery versus 12–18 months for traditional site construction — capital deployed faster.

✓Locked in Pricing for Set Inclusions and Designs

Fixed-price manufacturing contracts eliminate cost blowout risk. Inclusions and pricing are locked.

✓Manufacturing Panel of Pre-Qualified Suppliers

National network of vetted manufacturers with locked contracts, annual pricing and proven quality systems.

✓Minimised Disruption — Minimal Time On Site

Modules arrive largely complete. Site works are compressed, reducing community and council impact.

✓Built within the State Centrally; Transported to Regions

Manufactured in state-based factories — solving the labour scarcity problem in remote and regional areas.

✓Minimal Wastage — Environmentally Controlled Manufacturing

Factory settings governed by environmental policies for minimal waste and recycling — a far smaller footprint than site construction.

✓Regional Economies

Offsite manufacturing creates skilled jobs in centralised factories while injecting housing supply into regional communities — driving economic activity at both ends.

My Bella Casa Communities

10yr

Structural Guarantees

10yr — Structural Guarantees

Every home delivered through MBCC carries a 10-year structural guarantee from the manufacturer, providing capital partners and lessees with long-term asset protection aligned to the lease term.

7★

Energy Efficiency Rating

7★ — Energy Efficiency Rating

All MBCC designs meet or exceed the 7-Star NatHERS energy efficiency standard — reducing operational costs for lessees and supporting ESG compliance requirements for corporate and government clients.

12wk

Build Time Per Module

12wk — Build Time Per Module

Offsite manufacturing delivers each module in as little as 12 weeks from order confirmation to site-ready — enabling rapid deployment at scale that no traditional construction methodology can match.

Our Framework

National Framework

Each pillar operates independently but together they form the complete platform — a replicable operating system for national housing deployment that cannot be easily replicated.

01 Funding Vehicle

▸

A purpose-built financial instrument that deploys capital nationally. Structured to deliver outsized returns through corporate-backed lease revenue with de-risked capital entry. The core innovation — replacing reliance on government funding with blue-chip corporate underwriting.

02 Modular Delivery System

▸

National manufacturing partnerships with locked contracts, pre-priced and pre-drawn designs, integrated logistics, and quality assurance systems. A scalable framework engineered for rapid deployment across any region within weeks, not years.

03 Corporate Lease & Management

▸

Corporate-leased workforce accommodation with ongoing management and retention of dwellings. Revenue certainty through long-term agreements with 3% PA increases and 7-year refurbishment cycles — built to the quality of traditional homes, creating permanent housing supply and community legacy beyond the project lifespan.

04 LGA Engagement Framework

▸

Proven methodology for engaging Local Government Areas, securing planning approvals, and building political support. Established pathways across 30–40 supportive LGAs nationally with streamlined DA processes and community engagement tools ready to deploy.

National Criteria

Criteria for National Scale

The MBCC platform deploys nationally through rigorously developed criteria systems — mirroring international housing deployment methodology.

01 Acquisition Criteria for Land

Regional land assessments across all major states — location, zoning, and price point parameters built into feasibility models.

✓ Land criteria and cost assessments completed nationally

✓ Location, zoning, and price point analysis per region

✓ Provisional agreements with substitution clauses

✓ Scalable framework across all target regions

02 Planning Criteria for Development

Regional planning assessments covering zoning, approval pathways, and cost structures — 30–40 LGAs already engaged.

✓ Planning criteria across all major states

✓ Pre-lodgement meetings with councils and mayors

✓ Community engagement plans for complex sites

✓ Streamlined DA pathways proven and documented

03 Highly Rated Corporate Lessee

Highly rated corporate entity criteria designed to build scalability with blue-chip counterparties.

✓ Corporate rating requirements established

✓ Engagement documents and terms of service

✓ Agreement templates and term structures

✓ Pipeline database of qualified corporates

Active Pipeline

Deploying nationally.
Regional corridors.
~$500M pipeline.

Active Pipeline

Key Areas Identified.

MBCC is deploying nationally across regional corridors. Click any project pin to see details. 90% of homes delivered to regional Australia — freeing up existing stock for local communities.

📍 Select a pin to view project detail

~$500M+

Pipeline Value

~2,000+

Homes in Pipeline

90%

Regional Delivery

30–40

LGAs Engaged

Q2 '27

Target Delivery

Investment Stages

Platform Ready.

All operational pillars are complete. The below items funded and delivered at company expense.

This is not a development management opportunity. MBCC has absorbed all establishment risk — supply chain contracts, government pathways, client pipeline, pre-priced designs, and a zero vacancy financial vehicle — entirely at company expense. You are deploying into a running machine.

✓ Manufacturing Partners

✓ National partners locked in

✓ Contracts executed

✓ Annual pricing secured

✓ Pre-priced, pre-drawn designs

Establishment Work

08. Manufacturing contracts at scale

09. Subcontracting agreements finalised

10. Partners locked at discounted rates

11. Pre-priced design portfolio

12. Inclusions for longevity & location

13. R&D and QA with all suppliers

14. National infrastructure with partners

✓ Planning & Logistics

✓ Team operational

✓ 30–40 LGAs engaged

✓ Logistics partners secured

✓ Consultants secured

Establishment Work

15. Pre-lodgement meetings nationally

16. Community engagement pathways

17. Planning criteria across states

18. Community plans for non-code sites

19. Renders for LGA meetings

20. Marketing for LGA consultation

✓ Acquisitions

✓ Team operational

✓ Land criteria developed

✓ Key regions identified

✓ Provisional agreements in place

Establishment Work

21. Land criteria & cost assessments

22. Location & price point analysis

23. Provisional agreements w/ substitution

24. Sales & marketing commenced

25. Marketing material for client pool

26. DWG files production-ready

27. Contracts with national supply chain

✓ Government Support

✓ LGAs assisting land transfers

✓ State acquisition support

✓ Pre-lodgement approvals pathway

✓ Platform IP

01. Funding partner contribution model

02. Unique de-risked delivery pathway

03. Outsized return profile

04. IP forming basis of returns

05. Database of AA-rated clients

06. Client criteria to scale nationally

07. Client agreement templates

✓ Client Pipeline

✓ 3 active mandates

✓ ~2,000 homes scoped

✓ ~$500M pipeline value

✓ Q2 2027 targets set

We Are Here

Platform Ready.

→ Market tested & validated → Product tried & tested → Infrastructure ready → National partners secured → Expressions of Interest obtained → Areas earmarked & land identified

Partner With Us →

Investor FAQs

Lessee FAQ's

The most common questions from corporate lessees.

How long are lease terms?

Lease terms vary — options go up to 20 years with first right of refusal. Volume and term are assessed based on the lessee's financial capacity and site constraints. Capped nightly rates provide long-term certainty and forecasting for the corporate client.

What does the lessee pay?

Accommodation from $60/night/room — a fraction of the $350/night market rate for temporary donger accommodation. An initial investment of $2,500 per module is required at estimate authorisation, with a further $5,000 per module on lease commencement. Both contributions apply to lease payments. A bond equivalent to a standard commercial lease is also required.

Who can we lease to?

MBCC leases directly to corporate entities and government bodies under a headlease structure. The lessee retains full discretion to sublet to their workforce or other parties, not dissimilar to a standard commercial lease arrangement. A financial capacity assessment is required to underwrite the lease.

What happens at lease end?

Dwellings are repurposed into permanent housing supply — not demolished, not removed. The community can be extended under a new lease, transitioned to residential or commercial bed supply, or provided to social housing. Built to the same structural integrity as a traditional home, these dwellings are built to last and treated accordingly.

Who handles maintenance?

MBCC covers all maintenance costs to a set amount based on industry benchmarks, plus minor refurbishments every 7 years — built into the lease. Inspections, repairs and ongoing management are handled by MBCC's team, not the lessee. This is what enables the capital-light model for our corporate clients.

Can we supply the land?

Yes — appropriately zoned land can be supplied by the lessee. MBCC also provides a 'land included' lease option with an average regional land cost built in. Where specific site conditions require additional works, these can be paid outright or folded into the lease following assessment.

How is build quality assured?

Only quality offsite suppliers are used — the same care, materials and structural integrity as a traditional site-built home. All dwellings are NCC compliant. 10-year structural guarantees. 7-star energy efficiency minimum. Built in a factory-controlled environment removing weather, theft and site-based delays entirely.

Are discounts available?

Discounts may apply to upfront payment options. Volume-based arrangements are assessed on a case-by-case basis. Speak to the MBCC team for a detailed estimate tailored to your requirements.

About Us

Key Expertise

Demonstrated across housing, government, infrastructure & capital. Click any row to expand.

Affordable Housing

Shared Equity Models

Oversaw shared equity models in the project builder sector enabling tenants and purchasers to obtain homes at 80% of market value under an Affordable Housing strategy. Deployed 40–50 homes in regional locations in conjunction with a nominated Housing Provider, Developer and Builder. This work revealed that the most in-demand housing solution — 1–2 bedroom offsite — was the least built, and the project builder model was never equipped to deliver it.

NSW Government

Key Worker Housing Initiative

Affordable Housing Lead assessing Crown Land on behalf of the NSW Government to establish highest and best use for key and essential workers — including Police, Nurses, and Teachers — in regional New South Wales. Utilised Affordable Housing Policies at state and local level, deploying pre-priced offsite construction designs and methodologies.

R&D

Innovation Lead — Offsite Construction Solutions

Assessed multiple forms of construction methodologies internationally — from 3D printed solutions to panel systems built in under 110 hours. Bridged the gap between Australian consumer expectations and quality innovation systems, with a particular focus on 1–2 bedroom solutions suited to regional areas where the supply gap is most acute.

Platform

Establishing Institutional Investment into Housing Supply

From a government-led fund, identified that Australia's housing solutions were over-reliant on government capital versus international deployment strategies with a clear laneway for institutional investors. The Housing Australia Future Fund allowed some project access to subsidy but deployment was slow with a 0.006% success rate — prompting the creation of My Bella Casa Communities, delivering outsized returns in exchange for permanent housing supply in areas of increased demand.

National Deployment

Manufactured Dwellings Deployed Nationally

Tested multiple suppliers to identify gaps in quality assurance and governance across the offsite sector. Built the governance framework and applied a Project Builder methodology to offsite construction. Deployed builds across multiple manufacturers and states, building supply channels and nationally aligned partners for scale. The direct consumer channel produced the pre-priced, pre-drawn design selections that now underpin the MBCC nightly rate model.

Government

Largest Offsite Social Housing Community in NSW

Social and Affordable Housing Lead; assessed land for highest and best use and developed the delivery path for a housing provider in a state transfers transaction. Assisted in obtaining all necessary approvals across multiple sites using offsite construction in regional New South Wales — the largest offsite social housing community of its kind in the state.

Social Impact

Social Impact Initiative in Correctional Facilities

Project Lead to develop a competitive advantage for social impact and housing delivery, assisting one of the largest privatised prison funds. Developed educational programs, modern methods of construction, and transitional workforce programs to support inmates from within correctional facilities to productive employment — linking housing supply with social reform outcomes.

Infrastructure

Social Infrastructure & Subsidy Programs

Led engagement with approximately 20 Local Governments to acquire sufficient land and deploy 1,000 dwellings per annum using state-based offsite construction — the first fund of its kind in Australia in this space. Subsequently approached by the state to deliver a subsidy program for social and affordable housing in critical regional Queensland need. The only privatised company to reach the end of that initiative.

Tourism

Tourism Short Stay Accommodation

Project Lead obtaining all necessary approvals for a Tourism Project in conjunction with an existing Vineyard. Developed manufactured solutions to design and deliver a restaurant, approximately 70 dwellings, a function centre, and workers' cottages using development pathways suited to offsite construction methodologies.

Media

Australian Media Correspondent

Appointed as a key media spokesperson across Australian broadcast and online outlets — including Nine News — for Affordable and Social Housing. Represented the sector in public discourse, advocating for practical supply-side solutions at a time of heightened national focus on the housing crisis.

Clients & Partners

Community Housing Providers | NSW Government | Infrastructure NSW | Private Developers | Tourism Operators

Social Impact

ESG Mandates

Making social impact is the foundation of why we were established — not just for today, but for the generations of our communities to come.

Social Impact

Permanent Housing Permanent Supply Consideration to All Housing Supply Needs Diversity Policies Long-Term Tenure

We believe businesses can operate under a profit-for-purpose model — ensuring continuous investment into a growing problem while adopting a long-term strategy to see permanent housing injected into the regions.

As a socially conscious business, we have a strong focus on inclusivity — recognising that women over 55 are the fastest growing cohort on the social housing waitlist today. Every safe and secure home counts when injecting supply to the overall housing need.

Environmental Standards

National Construction Code 7-Star Energy Efficiency Minimal Waste Waste Management Plans Material Recycling

Reusable manufacturing standards resulting in significant reduction in waste. All materials not used on one home are reused on the next in a controlled factory setting.

All homes built to National Construction Code standards including 7-Star Energy Efficiency Ratings. Includes R.2 ceiling insulation, R.1.5 wall insulation, earth leakage safety switches & smoke detectors. All developments include waste management plans as part of our corporate mandates.

Regional Economies

We build offsite and transport to site but will always endeavour to utilise local trades to facilitate all elements of the delivery and development process — ensuring the housing we supply assists in the growth of regional corridors.

Partner With Us

The pipeline is live. The platform is proven. The only remaining step is capital deployment. Contact My Bella Casa Communities to discuss investment opportunities.

All enquiries are strictly confidential. An information memorandum and financial model is available to qualified investors under NDA.

Contact for Detailed Financials → Back to Overview

Company

My Bella Casa Communities Pty Ltd

info@mybellacasa.com.au

Jurisdiction

Australia — National Operations

Expanding Australia'sHousing Supply

Scope & Lease

Land & Approvals

Manufacture

Lease & Manage

Expanding Australia's
Housing Supply