| 1 | @prefix pbo: <https://ontology.property.local/pbo#> . |
| 2 | @prefix ex: <https://ontology.property.local/pbo/example#> . |
| 3 | @prefix rdf: <http://www.w3.org/1999/02/22-rdf-syntax-ns#> . |
| 4 | @prefix rdfs: <http://www.w3.org/2000/01/rdf-schema#> . |
| 5 | @prefix owl: <http://www.w3.org/2002/07/owl#> . |
| 6 | @prefix xsd: <http://www.w3.org/2001/XMLSchema#> . |
| 7 | @prefix skos: <http://www.w3.org/2004/02/skos/core#> . |
| 8 | @prefix dcterms: <http://purl.org/dc/terms/> . |
| 9 | @prefix prov: <http://www.w3.org/ns/prov#> . |
| 10 | |
| 11 | # Representative fixtures built from corpus claims. Values quoted from sources are |
| 12 | # labelled with the evidence record; property/party fixtures are synthetic (ex:). |
| 13 | |
| 14 | # --------------------------------------------------------------------------- |
| 15 | # Jurisdictions (DEC-014) |
| 16 | # --------------------------------------------------------------------------- |
| 17 | ex:AU a pbo:Jurisdiction ; rdfs:label "Australia" ; pbo:jurisdictionCode "AU" . |
| 18 | ex:QLD a pbo:Jurisdiction ; rdfs:label "Queensland" ; pbo:jurisdictionCode "QLD" ; pbo:withinJurisdiction ex:AU . |
| 19 | ex:VIC a pbo:Jurisdiction ; rdfs:label "Victoria" ; pbo:jurisdictionCode "VIC" ; pbo:withinJurisdiction ex:AU . |
| 20 | ex:NSW a pbo:Jurisdiction ; rdfs:label "New South Wales" ; pbo:jurisdictionCode "NSW" ; pbo:withinJurisdiction ex:AU . |
| 21 | ex:WA a pbo:Jurisdiction ; rdfs:label "Western Australia" ; pbo:jurisdictionCode "WA" ; pbo:withinJurisdiction ex:AU . |
| 22 | ex:SA a pbo:Jurisdiction ; rdfs:label "South Australia" ; pbo:jurisdictionCode "SA" ; pbo:withinJurisdiction ex:AU . |
| 23 | ex:SEQ a pbo:Jurisdiction ; rdfs:label "South East Queensland (region)" ; pbo:jurisdictionCode "SEQ" ; pbo:withinJurisdiction ex:QLD . |
| 24 | ex:BCC a pbo:Jurisdiction ; rdfs:label "Brisbane local government area" ; pbo:jurisdictionCode "BCC" ; pbo:withinJurisdiction ex:SEQ . |
| 25 | ex:LOGAN a pbo:Jurisdiction ; rdfs:label "Logan local government area" ; pbo:jurisdictionCode "LOGAN" ; pbo:withinJurisdiction ex:SEQ . |
| 26 | ex:GreaterMelbourne a pbo:Jurisdiction ; rdfs:label "Greater Melbourne" ; pbo:jurisdictionCode "GMEL" ; pbo:withinJurisdiction ex:VIC . |
| 27 | ex:ES a pbo:Jurisdiction ; rdfs:label "Spain (source context only)" ; pbo:jurisdictionCode "ES" . |
| 28 | |
| 29 | # --------------------------------------------------------------------------- |
| 30 | # Government bodies and regulators |
| 31 | # --------------------------------------------------------------------------- |
| 32 | ex:RTA a pbo:Regulator ; rdfs:label "Residential Tenancies Authority (Queensland)" . |
| 33 | ex:ATO a pbo:Regulator ; rdfs:label "Australian Taxation Office" . |
| 34 | ex:CAV a pbo:Regulator ; rdfs:label "Consumer Affairs Victoria" . |
| 35 | ex:QLD_DeptHousing a pbo:Regulator ; rdfs:label "Queensland Department of Housing (residential services regulator)" . |
| 36 | ex:APRA a pbo:Regulator ; rdfs:label "Australian Prudential Regulation Authority" . |
| 37 | ex:RBA a pbo:Regulator ; rdfs:label "Reserve Bank of Australia" . |
| 38 | ex:OFT_QLD a pbo:Regulator ; rdfs:label "Queensland Office of Fair Trading" . |
| 39 | ex:BrisbaneCityCouncil a pbo:LocalCouncil ; rdfs:label "Brisbane City Council" . |
| 40 | ex:LoganCityCouncil a pbo:LocalCouncil ; rdfs:label "Logan City Council" . |
| 41 | ex:VIC_LocalCouncil a pbo:LocalCouncil ; rdfs:label "Victorian local council (generic)" . |
| 42 | ex:QCAT a pbo:GovernmentBody ; rdfs:label "Queensland Civil and Administrative Tribunal" . |
| 43 | ex:StateRevenueVIC a pbo:Regulator ; rdfs:label "State Revenue Office Victoria" . |
| 44 | ex:QLD_Treasury a pbo:Regulator ; rdfs:label "Queensland Revenue Office" . |
| 45 | ex:TitlesQueensland a pbo:GovernmentBody ; rdfs:label "Titles Queensland" . |
| 46 | ex:ValuerGeneralQLD a pbo:GovernmentBody ; rdfs:label "Queensland Valuer-General" . |
| 47 | ex:QLD_Government a pbo:GovernmentBody ; rdfs:label "Queensland Government (open data)" . |
| 48 | ex:QLD_Education a pbo:GovernmentBody ; rdfs:label "Queensland Department of Education" . |
| 49 | ex:Translink a pbo:GovernmentBody ; rdfs:label "Translink" . |
| 50 | ex:ABS a pbo:GovernmentBody ; rdfs:label "Australian Bureau of Statistics" . |
| 51 | ex:QGSO a pbo:GovernmentBody ; rdfs:label "Queensland Government Statistician's Office" . |
| 52 | ex:QPS a pbo:GovernmentBody ; rdfs:label "Queensland Police Service" . |
| 53 | ex:PropTrack a pbo:Organisation ; rdfs:label "PropTrack" . |
| 54 | ex:DomainGroup a pbo:Organisation ; rdfs:label "Domain" . |
| 55 | ex:REA a pbo:Organisation ; rdfs:label "REA Group" . |
| 56 | ex:GeoscapeGNAF a pbo:Organisation ; rdfs:label "data.gov.au / G-NAF publisher" . |
| 57 | |
| 58 | # --------------------------------------------------------------------------- |
| 59 | # Legislation and prescribed forms |
| 60 | # --------------------------------------------------------------------------- |
| 61 | ex:RTRA_Act_2008 a pbo:Legislation ; rdfs:label "Residential Tenancies and Rooming Accommodation Act 2008 (Qld)" . |
| 62 | ex:QLD_ResidentialServicesLegislation a pbo:Legislation ; rdfs:label "Queensland residential-services registration and accreditation legislation (Act not named in corpus)" . |
| 63 | ex:QDC_MP_5_7 a pbo:Legislation ; rdfs:label "Queensland Development Code MP 5.7" . |
| 64 | ex:QLD_BuildingFireSafetyRegulation a pbo:Legislation ; rdfs:label "Building Fire Safety Regulation (Qld) with National Construction Code" . |
| 65 | ex:BrisbaneCityPlan a pbo:Legislation ; rdfs:label "Brisbane City Plan (rooming accommodation provisions)" . |
| 66 | ex:RoomingHouseOperatorsAct2016 a pbo:Legislation ; rdfs:label "Rooming House Operators Act 2016 (Vic)" . |
| 67 | ex:PublicHealthWellbeingAct2008 a pbo:Legislation ; rdfs:label "Public Health and Wellbeing Act 2008 (Vic), Part 6 Division 4" . |
| 68 | ex:VPP_Clause_52_23 a pbo:Legislation ; rdfs:label "Victoria Planning Provisions Clause 52.23 (rooming houses)" . |
| 69 | ex:VIC_ShortStayLevyLegislation a pbo:Legislation ; rdfs:label "Victorian short-stay levy legislation (7.5% levy from 1 January 2025)" . |
| 70 | ex:VIC_RoomingHouseMinimumStandards a pbo:Legislation ; rdfs:label "Victorian rooming house minimum standards and smoke-alarm regulations" . |
| 71 | ex:RetailShopLeasesRegulation2016 a pbo:Legislation ; rdfs:label "Retail Shop Leases Regulation 2016 (Qld)" . |
| 72 | ex:TR_97_11 a pbo:Legislation ; rdfs:label "Taxation Ruling TR 97/11 (indicators of carrying on a business)" . |
| 73 | ex:NegativeGearingCGTReform2027 a pbo:Legislation ; rdfs:label "Federal negative gearing and CGT reform (May 2026 Budget; effective 1 July 2027)" . |
| 74 | ex:GST_Act a pbo:Legislation ; rdfs:label "A New Tax System (Goods and Services Tax) Act 1999 (Cth) as described in corpus" . |
| 75 | ex:ForeignInvestmentRules a pbo:Legislation ; rdfs:label "Foreign investment restrictions on established dwellings (2025-2027)" . |
| 76 | ex:QLD_LandTaxBTR a pbo:Legislation ; rdfs:label "Queensland build-to-rent land tax concession" . |
| 77 | ex:FormR18 a pbo:PrescribedForm ; rdfs:label "Form R18 rooming accommodation agreement (Qld)" . |
| 78 | ex:Form2_BondLodgement a pbo:PrescribedForm ; rdfs:label "Form 2 bond lodgement (Qld RTA)" . |
| 79 | |
| 80 | # --------------------------------------------------------------------------- |
| 81 | # Regulatory regimes, thresholds and rules (DEC-004, DEC-007, DEC-011) |
| 82 | # --------------------------------------------------------------------------- |
| 83 | ex:Regime_QLD_RoomingTenancy a pbo:RegulatoryRegime ; |
| 84 | rdfs:label "Queensland rooming accommodation and owner-occupier tenancy regime" ; |
| 85 | pbo:appliesIn ex:QLD ; pbo:governedBy ex:RTRA_Act_2008 ; pbo:administeredBy ex:RTA ; |
| 86 | pbo:appliesToAccommodationType pbo:AccommodationType_RoomingHouse ; |
| 87 | pbo:appliesToOperatingModel pbo:OperatingModel_OwnerOccupierRooms , pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_MasterLease ; |
| 88 | pbo:prescribesForm ex:FormR18 , ex:Form2_BondLodgement ; |
| 89 | pbo:hasThreshold ex:Thr_QLD_1to3RoomsWithBond , ex:Thr_QLD_4PlusRooms , ex:Thr_QLD_1to3RoomsNoBond ; |
| 90 | pbo:hasRule ex:Rule_QLD_RentIncrease12Months , ex:Rule_QLD_BondLodgement10Days . |
| 91 | ex:Thr_QLD_1to3RoomsWithBond a pbo:OccupancyThreshold ; rdfs:label "1-3 rooms rented with a bond in owner's main residence: Act applies in part (EV-091)" ; |
| 92 | pbo:thresholdKind pbo:ThresholdKind_RoomsRented ; pbo:thresholdComparator "range" ; pbo:thresholdValue 1 ; pbo:thresholdUpperValue 3 ; pbo:thresholdUnit "rooms" ; |
| 93 | pbo:occupancyThresholdEffect pbo:Effect_RegimeAppliesInPart ; pbo:basisNote "Bond provisions only; requires a bond to be taken." . |
| 94 | ex:Thr_QLD_4PlusRooms a pbo:OccupancyThreshold ; rdfs:label "4 or more rooms rented, or a self-contained secondary dwelling: Act applies in full (EV-091)" ; |
| 95 | pbo:thresholdKind pbo:ThresholdKind_RoomsRented ; pbo:thresholdComparator "gte" ; pbo:thresholdValue 4 ; pbo:thresholdUnit "rooms" ; |
| 96 | pbo:occupancyThresholdEffect pbo:Effect_RegimeAppliesInFull . |
| 97 | ex:Thr_QLD_1to3RoomsNoBond a pbo:OccupancyThreshold ; rdfs:label "1-3 rooms rented without a bond: Act does not apply (EV-091)" ; |
| 98 | pbo:thresholdKind pbo:ThresholdKind_RoomsRented ; pbo:thresholdComparator "range" ; pbo:thresholdValue 1 ; pbo:thresholdUpperValue 3 ; pbo:thresholdUnit "rooms" ; |
| 99 | pbo:occupancyThresholdEffect pbo:Effect_RegimeDoesNotApply ; pbo:basisNote "No bond taken; independent legal advice recommended." . |
| 100 | ex:Rule_QLD_RentIncrease12Months a pbo:RegulatoryRule ; rdfs:label "Queensland rent cannot be increased more than once every 12 months, attached to the premises (EV-099)" ; |
| 101 | pbo:underRegime ex:Regime_QLD_RoomingTenancy . |
| 102 | ex:Rule_QLD_BondLodgement10Days a pbo:RegulatoryRule ; rdfs:label "Bonds lodged with the RTA within 10 days on Form 2 (EV-091)" ; |
| 103 | pbo:underRegime ex:Regime_QLD_RoomingTenancy . |
| 104 | |
| 105 | ex:Regime_QLD_ResidentialService a pbo:RegulatoryRegime ; |
| 106 | rdfs:label "Queensland residential-service registration and accreditation regime" ; |
| 107 | pbo:appliesIn ex:QLD ; pbo:governedBy ex:QLD_ResidentialServicesLegislation , ex:QDC_MP_5_7 ; pbo:administeredBy ex:QLD_DeptHousing ; |
| 108 | pbo:appliesToAccommodationType pbo:AccommodationType_RoomingHouse , pbo:AccommodationType_BoardingHouse ; |
| 109 | pbo:appliesToOperatingModel pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_MasterLease , pbo:OperatingModel_ManagementRevenueShare ; |
| 110 | pbo:requiresAuthorisationType pbo:AuthType_ResidentialServiceRegistration , pbo:AuthType_Accreditation , pbo:AuthType_BuildingApproval , pbo:AuthType_FireSafety ; |
| 111 | pbo:hasThreshold ex:Thr_QLD_4PlusResidents ; |
| 112 | pbo:hasRule ex:Rule_QLD_AccreditationWithin3Months . |
| 113 | ex:Thr_QLD_4PlusResidents a pbo:OccupancyThreshold ; rdfs:label "4 or more residents paying separately: residential-service registration required before operating (EV-092)" ; |
| 114 | pbo:thresholdKind pbo:ThresholdKind_Residents ; pbo:thresholdComparator "gte" ; pbo:thresholdValue 4 ; pbo:thresholdUnit "persons" ; |
| 115 | pbo:occupancyThresholdEffect pbo:Effect_AuthorisationRequired ; pbo:basisNote "Student and tourist accommodation may be exempt; unverified synthesis claim (ISSUE-005)." . |
| 116 | ex:Rule_QLD_AccreditationWithin3Months a pbo:RegulatoryRule ; rdfs:label "Accreditation must be sought within three months of registration; Level 1 accommodation accreditation compulsory (EV-092)" ; |
| 117 | pbo:underRegime ex:Regime_QLD_ResidentialService . |
| 118 | |
| 119 | ex:Regime_QLD_BuildingFire a pbo:RegulatoryRegime ; |
| 120 | rdfs:label "Queensland building classification and budget-accommodation fire-safety regime" ; |
| 121 | pbo:appliesIn ex:QLD ; pbo:governedBy ex:QLD_BuildingFireSafetyRegulation ; pbo:administeredBy ex:BrisbaneCityCouncil ; |
| 122 | pbo:appliesToAccommodationType pbo:AccommodationType_RoomingHouse ; |
| 123 | pbo:appliesToOperatingModel pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_MasterLease ; |
| 124 | pbo:requiresAuthorisationType pbo:AuthType_BuildingApproval , pbo:AuthType_FireSafety ; |
| 125 | pbo:hasRule ex:Rule_QLD_FireTesting6Months . |
| 126 | ex:Rule_QLD_FireTesting6Months a pbo:RegulatoryRule ; rdfs:label "Fire-safety systems tested every 6 months and evacuation exercises every 12 months (SRC-039 L71-L75, commercial source)" ; |
| 127 | pbo:underRegime ex:Regime_QLD_BuildingFire . |
| 128 | |
| 129 | ex:Regime_BCC_RoomingPlanning a pbo:RegulatoryRegime ; |
| 130 | rdfs:label "Brisbane City Plan rooming accommodation planning regime" ; |
| 131 | pbo:appliesIn ex:BCC ; pbo:governedBy ex:BrisbaneCityPlan ; pbo:administeredBy ex:BrisbaneCityCouncil ; |
| 132 | pbo:appliesToAccommodationType pbo:AccommodationType_RoomingHouse ; |
| 133 | pbo:appliesToOperatingModel pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_MasterLease ; |
| 134 | pbo:requiresAuthorisationType pbo:AuthType_PlanningApproval ; |
| 135 | pbo:hasThreshold ex:Thr_BCC_5Guests , ex:Thr_BCC_5Lettings , ex:Thr_BCC_300sqm . |
| 136 | ex:Thr_BCC_5Guests a pbo:OccupancyThreshold ; rdfs:label "Up to five guests: code-assessable in several residential zones; larger facilities directed to higher-density locations (EV-094)" ; |
| 137 | pbo:thresholdKind pbo:ThresholdKind_Persons ; pbo:thresholdComparator "lte" ; pbo:thresholdValue 5 ; pbo:thresholdUnit "persons" ; |
| 138 | pbo:occupancyThresholdEffect pbo:Effect_RegimeAppliesInPart ; pbo:basisNote "Code assessment rather than impact assessment; unverified synthesis claim (ISSUE-005)." . |
| 139 | ex:Thr_BCC_5Lettings a pbo:OccupancyThreshold ; rdfs:label "Maximum five lettable areas and five unrelated parties (EV-077, vendor statement)" ; |
| 140 | pbo:thresholdKind pbo:ThresholdKind_SeparateLettings ; pbo:thresholdComparator "lte" ; pbo:thresholdValue 5 ; pbo:thresholdUnit "lettings" ; |
| 141 | pbo:occupancyThresholdEffect pbo:Effect_RegimeAppliesInPart . |
| 142 | ex:Thr_BCC_300sqm a pbo:OccupancyThreshold ; rdfs:label "Total floor area not exceeding 300 m2 (EV-077, vendor statement)" ; |
| 143 | pbo:thresholdKind pbo:ThresholdKind_FloorArea ; pbo:thresholdComparator "lte" ; pbo:thresholdValue 300 ; pbo:thresholdUnit "m2" ; |
| 144 | pbo:occupancyThresholdEffect pbo:Effect_RegimeAppliesInPart . |
| 145 | |
| 146 | ex:Regime_VIC_RoomingHouse a pbo:RegulatoryRegime ; |
| 147 | rdfs:label "Victorian rooming house operator licensing and premises registration regime" ; |
| 148 | pbo:appliesIn ex:VIC ; pbo:governedBy ex:RoomingHouseOperatorsAct2016 , ex:PublicHealthWellbeingAct2008 , ex:VIC_RoomingHouseMinimumStandards ; pbo:administeredBy ex:CAV , ex:VIC_LocalCouncil ; |
| 149 | pbo:appliesToAccommodationType pbo:AccommodationType_RoomingHouse ; |
| 150 | pbo:appliesToOperatingModel pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_MasterLease , pbo:OperatingModel_ManagementRevenueShare ; |
| 151 | pbo:requiresAuthorisationType pbo:AuthType_OperatorLicence , pbo:AuthType_PremisesRegistration , pbo:AuthType_FireSafety , pbo:AuthType_BuildingApproval ; |
| 152 | pbo:hasThreshold ex:Thr_VIC_4PlusPeople ; |
| 153 | pbo:hasRule ex:Rule_VIC_RentIncrease90Days , ex:Rule_VIC_HardwiredSmokeAlarms . |
| 154 | ex:Thr_VIC_4PlusPeople a pbo:OccupancyThreshold ; rdfs:label "Four or more people can occupy rented rooms: rooming house; operator licence and premises registration required (EV-093)" ; |
| 155 | pbo:thresholdKind pbo:ThresholdKind_Persons ; pbo:thresholdComparator "gte" ; pbo:thresholdValue 4 ; pbo:thresholdUnit "persons" ; |
| 156 | pbo:occupancyThresholdEffect pbo:Effect_AuthorisationRequired . |
| 157 | ex:Rule_VIC_RentIncrease90Days a pbo:RegulatoryRule ; rdfs:label "Victorian rent increases need 90 days' notice and no more than once in 12 months (EV-099)" ; |
| 158 | pbo:underRegime ex:Regime_VIC_RoomingHouse ; pbo:effectiveFrom "2025-11-25"^^xsd:date . |
| 159 | ex:Rule_VIC_HardwiredSmokeAlarms a pbo:RegulatoryRule ; rdfs:label "Rooming houses require hardwired smoke alarms; rental smoke alarms checked annually (EV-131)" ; |
| 160 | pbo:underRegime ex:Regime_VIC_RoomingHouse ; pbo:effectiveFrom "2025-11-25"^^xsd:date . |
| 161 | |
| 162 | ex:Regime_VIC_Clause5223 a pbo:RegulatoryRegime ; |
| 163 | rdfs:label "Victoria Planning Provisions Clause 52.23 small rooming-house planning pathway" ; |
| 164 | pbo:appliesIn ex:VIC ; pbo:governedBy ex:VPP_Clause_52_23 ; pbo:administeredBy ex:VIC_LocalCouncil ; |
| 165 | pbo:appliesToAccommodationType pbo:AccommodationType_RoomingHouse ; |
| 166 | pbo:appliesToOperatingModel pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_MasterLease ; |
| 167 | pbo:requiresAuthorisationType pbo:AuthType_PlanningApproval ; |
| 168 | pbo:hasThreshold ex:Thr_VIC_12Persons , ex:Thr_VIC_9Bedrooms , ex:Thr_VIC_300sqm . |
| 169 | ex:Thr_VIC_12Persons a pbo:OccupancyThreshold ; rdfs:label "No more than 12 persons: planning permit exempt if all conditions met (EV-094)" ; |
| 170 | pbo:thresholdKind pbo:ThresholdKind_Persons ; pbo:thresholdComparator "lte" ; pbo:thresholdValue 12 ; pbo:thresholdUnit "persons" ; |
| 171 | pbo:occupancyThresholdEffect pbo:Effect_PermitExempt ; pbo:basisNote "Exemption does not waive licensing, registration, building or fire requirements." . |
| 172 | ex:Thr_VIC_9Bedrooms a pbo:OccupancyThreshold ; rdfs:label "No more than nine bedrooms: planning permit exempt (EV-094)" ; |
| 173 | pbo:thresholdKind pbo:ThresholdKind_Bedrooms ; pbo:thresholdComparator "lte" ; pbo:thresholdValue 9 ; pbo:thresholdUnit "bedrooms" ; |
| 174 | pbo:occupancyThresholdEffect pbo:Effect_PermitExempt . |
| 175 | ex:Thr_VIC_300sqm a pbo:OccupancyThreshold ; rdfs:label "Total floor area not exceeding 300 m2: planning permit exempt (EV-094)" ; |
| 176 | pbo:thresholdKind pbo:ThresholdKind_FloorArea ; pbo:thresholdComparator "lte" ; pbo:thresholdValue 300 ; pbo:thresholdUnit "m2" ; |
| 177 | pbo:occupancyThresholdEffect pbo:Effect_PermitExempt . |
| 178 | |
| 179 | ex:Regime_VIC_ShortStay a pbo:RegulatoryRegime ; |
| 180 | rdfs:label "Victorian short-stay accommodation regime" ; |
| 181 | pbo:appliesIn ex:VIC ; pbo:governedBy ex:VIC_ShortStayLevyLegislation ; pbo:administeredBy ex:StateRevenueVIC ; |
| 182 | pbo:appliesToAccommodationType pbo:AccommodationType_ShortStay ; |
| 183 | pbo:appliesToOperatingModel pbo:OperatingModel_ShortStay ; |
| 184 | pbo:hasThreshold ex:Thr_VIC_Under28Days ; |
| 185 | pbo:hasRule ex:Rule_VIC_ShortStayLevy , ex:Rule_VIC_OC_ShortStayBan . |
| 186 | ex:Thr_VIC_Under28Days a pbo:OccupancyThreshold ; rdfs:label "Accommodation for fewer than 28 consecutive days is short-stay (EV-099)" ; |
| 187 | pbo:thresholdKind pbo:ThresholdKind_StayLength ; pbo:thresholdComparator "lt" ; pbo:thresholdValue 28 ; pbo:thresholdUnit "days" ; |
| 188 | pbo:occupancyThresholdEffect pbo:Effect_RegimeAppliesInFull . |
| 189 | ex:Rule_VIC_ShortStayLevy a pbo:TaxRule ; rdfs:label "7.5% short-stay levy on total booking fee (EV-099)" ; |
| 190 | pbo:underRegime ex:Regime_VIC_ShortStay ; pbo:effectiveFrom "2025-01-01"^^xsd:date ; pbo:appliesToPropertyClass pbo:PropertyClass_ResidentialRental . |
| 191 | ex:Rule_VIC_OC_ShortStayBan a pbo:RegulatoryRule ; rdfs:label "Owners corporations may prohibit short-stay accommodation by 75% special resolution (EV-099)" ; |
| 192 | pbo:underRegime ex:Regime_VIC_ShortStay ; pbo:effectiveFrom "2025-01-01"^^xsd:date . |
| 193 | |
| 194 | ex:Regime_AU_NegativeGearingCGT a pbo:RegulatoryRegime ; |
| 195 | rdfs:label "Federal negative gearing and CGT regime (post-May-2026 reform)" ; |
| 196 | pbo:appliesIn ex:AU ; pbo:governedBy ex:NegativeGearingCGTReform2027 ; pbo:administeredBy ex:ATO ; |
| 197 | pbo:appliesToOperatingModel pbo:OperatingModel_SingleLeaseRental , pbo:OperatingModel_OwnerOperated ; |
| 198 | pbo:hasRule ex:Rule_AU_NG_NewBuildOnly , ex:Rule_AU_NG_EstablishedRestricted , ex:Rule_AU_CGT_Indexation , ex:Rule_AU_CGT_50Discount_PreReform . |
| 199 | ex:Rule_AU_NG_NewBuildOnly a pbo:TaxRule ; rdfs:label "From 1 July 2027 negative gearing against non-property income is available only for new residential builds (EV-130)" ; |
| 200 | pbo:underRegime ex:Regime_AU_NegativeGearingCGT ; pbo:effectiveFrom "2027-07-01"^^xsd:date ; |
| 201 | pbo:appliesToPropertyClass pbo:PropertyClass_NewResidentialBuild . |
| 202 | ex:Rule_AU_NG_EstablishedRestricted a pbo:TaxRule ; rdfs:label "Established residential property acquired after 7:30 pm AEST 12 May 2026 cannot offset excess rental losses against salary from 1 July 2027; earlier holdings grandfathered (EV-130)" ; |
| 203 | pbo:underRegime ex:Regime_AU_NegativeGearingCGT ; pbo:effectiveFrom "2027-07-01"^^xsd:date ; pbo:cutoffDate "2026-05-12T19:30:00+10:00"^^xsd:dateTime ; |
| 204 | pbo:appliesToPropertyClass pbo:PropertyClass_EstablishedResidential . |
| 205 | ex:Rule_AU_CGT_Indexation a pbo:TaxRule ; rdfs:label "From 1 July 2027 the 50% CGT discount is replaced by cost-base indexation and a 30% minimum tax on real gains; new-build investors may elect the old regime (EV-131)" ; |
| 206 | pbo:underRegime ex:Regime_AU_NegativeGearingCGT ; pbo:effectiveFrom "2027-07-01"^^xsd:date ; |
| 207 | pbo:appliesToPropertyClass pbo:PropertyClass_EstablishedResidential , pbo:PropertyClass_NewResidentialBuild . |
| 208 | ex:Rule_AU_CGT_50Discount_PreReform a pbo:TaxRule ; rdfs:label "Until 30 June 2027 resident individuals and trusts receive a 50% CGT discount after 12 months' holding; companies do not (EV-131, EV-042)" ; |
| 209 | pbo:underRegime ex:Regime_AU_NegativeGearingCGT ; pbo:effectiveUntil "2027-06-30"^^xsd:date ; |
| 210 | pbo:appliesToPropertyClass pbo:PropertyClass_ResidentialRental . |
| 211 | |
| 212 | ex:Regime_AU_GST a pbo:RegulatoryRegime ; |
| 213 | rdfs:label "Federal GST treatment of residential and commercial residential premises" ; |
| 214 | pbo:appliesIn ex:AU ; pbo:governedBy ex:GST_Act ; pbo:administeredBy ex:ATO ; |
| 215 | pbo:appliesToAccommodationType pbo:AccommodationType_BoardingHouse , pbo:AccommodationType_WholeDwellingRental ; |
| 216 | pbo:hasRule ex:Rule_AU_GST_ResidentialInputTaxed , ex:Rule_AU_GST_CommercialResidential . |
| 217 | ex:Rule_AU_GST_ResidentialInputTaxed a pbo:TaxRule ; rdfs:label "Ordinary residential rent is input taxed: no GST charged and no GST credits (EV-133)" ; |
| 218 | pbo:underRegime ex:Regime_AU_GST ; pbo:appliesToPropertyClass pbo:PropertyClass_ResidentialRental . |
| 219 | ex:Rule_AU_GST_CommercialResidential a pbo:TaxRule ; rdfs:label "Lease of commercial residential premises (hotels, motels, hostels, boarding houses) can be subject to GST; a state rooming house is not automatically a GST boarding house (EV-133)" ; |
| 220 | pbo:underRegime ex:Regime_AU_GST ; pbo:appliesToPropertyClass pbo:PropertyClass_CommercialResidentialPremises . |
| 221 | |
| 222 | ex:Regime_AU_RentalBusinessClassification a pbo:RegulatoryRegime ; |
| 223 | rdfs:label "ATO classification of rental activity as investment, business or profit-making undertaking" ; |
| 224 | pbo:appliesIn ex:AU ; pbo:governedBy ex:TR_97_11 ; pbo:administeredBy ex:ATO ; |
| 225 | pbo:appliesToOperatingModel pbo:OperatingModel_SingleLeaseRental , pbo:OperatingModel_OwnerOperated . |
| 226 | |
| 227 | ex:Regime_AU_ForeignBuyer a pbo:RegulatoryRegime ; |
| 228 | rdfs:label "Foreign-person restrictions on acquiring established dwellings" ; |
| 229 | pbo:appliesIn ex:AU ; pbo:governedBy ex:ForeignInvestmentRules ; pbo:administeredBy ex:ATO ; |
| 230 | pbo:hasRule ex:Rule_AU_ForeignBuyerBan . |
| 231 | ex:Rule_AU_ForeignBuyerBan a pbo:RegulatoryRule ; rdfs:label "Foreign persons generally prohibited from acquiring established dwellings, with a 20-dwelling redevelopment exception (EV-132)" ; |
| 232 | pbo:underRegime ex:Regime_AU_ForeignBuyer ; pbo:effectiveFrom "2025-04-01"^^xsd:date ; pbo:effectiveUntil "2027-03-31"^^xsd:date . |
| 233 | |
| 234 | ex:Regime_QLD_BTR_LandTax a pbo:RegulatoryRegime ; |
| 235 | rdfs:label "Queensland build-to-rent land tax incentive" ; |
| 236 | pbo:appliesIn ex:QLD ; pbo:governedBy ex:QLD_LandTaxBTR ; pbo:administeredBy ex:QLD_Treasury ; |
| 237 | pbo:hasThreshold ex:Thr_QLD_BTR_50Dwellings ; pbo:hasRule ex:Rule_QLD_BTR_50pcDiscount . |
| 238 | ex:Thr_QLD_BTR_50Dwellings a pbo:OccupancyThreshold ; rdfs:label "At least 50 self-contained dwellings for build-to-rent concessions (EV-134)" ; |
| 239 | pbo:thresholdKind pbo:ThresholdKind_Dwellings ; pbo:thresholdComparator "gte" ; pbo:thresholdValue 50 ; pbo:thresholdUnit "dwellings" ; |
| 240 | pbo:occupancyThresholdEffect pbo:Effect_IncentiveEligible . |
| 241 | ex:Rule_QLD_BTR_50pcDiscount a pbo:TaxRule ; rdfs:label "50% reduction in taxable land value for qualifying BTR projects with at least 10% affordable dwellings (EV-134)" ; |
| 242 | pbo:underRegime ex:Regime_QLD_BTR_LandTax ; pbo:appliesToPropertyClass pbo:PropertyClass_BuildToRentProject . |
| 243 | |
| 244 | ex:Regime_QLD_RetailShopLease a pbo:RegulatoryRegime ; |
| 245 | rdfs:label "Queensland retail shop lease regime" ; |
| 246 | pbo:appliesIn ex:QLD ; pbo:governedBy ex:RetailShopLeasesRegulation2016 ; pbo:administeredBy ex:QLD_Government ; |
| 247 | pbo:appliesToAccommodationType pbo:AccommodationType_MultiTenantCommercial ; |
| 248 | pbo:hasThreshold ex:Thr_QLD_ShoppingCentre5Shops . |
| 249 | ex:Thr_QLD_ShoppingCentre5Shops a pbo:OccupancyThreshold ; rdfs:label "A retail shopping centre is five or more shops grouped together (EV-080)" ; |
| 250 | pbo:thresholdKind pbo:ThresholdKind_Shops ; pbo:thresholdComparator "gte" ; pbo:thresholdValue 5 ; pbo:thresholdUnit "shops" ; |
| 251 | pbo:occupancyThresholdEffect pbo:Effect_RegimeAppliesInFull . |
| 252 | |
| 253 | # --------------------------------------------------------------------------- |
| 254 | # Parties |
| 255 | # --------------------------------------------------------------------------- |
| 256 | ex:Investor_A a pbo:Person ; rdfs:label "Investor A (individual)" . |
| 257 | ex:HoldingTrust_A a pbo:Organisation ; rdfs:label "Holding Trust A (discretionary trust)" ; pbo:heldUnder pbo:Structure_DiscretionaryTrust . |
| 258 | ex:Owner_B a pbo:Person ; rdfs:label "Owner B (Melbourne house owner)" . |
| 259 | ex:OwnerOccupier_C a pbo:Person ; rdfs:label "Owner-occupier C" . |
| 260 | ex:OperatorCo a pbo:Business ; rdfs:label "OperatorCo Pty Ltd (coliving / rooming operator)" ; pbo:businessModel pbo:AgencyModel_Independent . |
| 261 | ex:PMAgency a pbo:PropertyManagementBusiness ; rdfs:label "Brisbane Rooming Property Management Agency" ; |
| 262 | pbo:businessModel pbo:AgencyModel_Independent ; |
| 263 | pbo:providesService ex:Service_RentCollection , ex:Service_TenantScreening , ex:Service_RoutineInspection , ex:Service_MaintenanceCoordination ; |
| 264 | pbo:measuredBy pbo:Metric_PropertiesUnderManagement , pbo:Metric_Arrears , pbo:Metric_LandlordRetention , pbo:Metric_DaysToLease ; |
| 265 | pbo:sourcesCapabilityVia pbo:Sourcing_Outsourced . |
| 266 | ex:Resident_1 a pbo:Person ; rdfs:label "Resident 1" . |
| 267 | ex:Resident_2 a pbo:Person ; rdfs:label "Resident 2" . |
| 268 | ex:Resident_3 a pbo:Person ; rdfs:label "Resident 3 (owner-occupier's lodger)" . |
| 269 | ex:CorpTenant a pbo:Organisation ; rdfs:label "Mining services company (corporate tenant)" . |
| 270 | ex:AnchorRetailer a pbo:Organisation ; rdfs:label "Anchor supermarket tenant" . |
| 271 | ex:SmallRetailer a pbo:Organisation ; rdfs:label "Small cafe tenant" . |
| 272 | ex:LenderBank a pbo:Organisation ; rdfs:label "Lender bank" . |
| 273 | ex:InsurerCo a pbo:Organisation ; rdfs:label "Landlord insurer" . |
| 274 | ex:TownPlannerFirm a pbo:Organisation ; rdfs:label "Town planning consultancy" . |
| 275 | |
| 276 | # --------------------------------------------------------------------------- |
| 277 | # Property assets and identifiers |
| 278 | # --------------------------------------------------------------------------- |
| 279 | ex:Parcel_Bris a pbo:LandParcel ; rdfs:label "Brisbane parcel Lot 12 RP 98765" ; pbo:locatedIn ex:BCC ; pbo:lotSizeSqm 607 ; |
| 280 | pbo:hasIdentifier ex:Id_LotPlan_Bris , ex:Id_Cadastre_Bris , ex:Id_Title_Bris . |
| 281 | ex:Id_LotPlan_Bris a pbo:LotOnPlanIdentifier ; pbo:identifierValue "12/RP98765" . |
| 282 | ex:Id_Cadastre_Bris a pbo:CadastralParcelIdentifier ; pbo:identifierValue "QSCF-000123456" . |
| 283 | ex:Id_Title_Bris a pbo:TitleReference ; pbo:identifierValue "50123456" . |
| 284 | ex:Id_Addr_Bris a pbo:Address ; pbo:identifierValue "14 Example Street, Annerley QLD 4103" . |
| 285 | |
| 286 | ex:Prop_Bris_6Room a pbo:Dwelling ; rdfs:label "Brisbane six-room purpose-built rooming house" ; |
| 287 | pbo:locatedIn ex:BCC ; pbo:partOf ex:Parcel_Bris ; pbo:hasIdentifier ex:Id_Addr_Bris ; |
| 288 | pbo:roomCount 6 ; pbo:bedroomCount 6 ; pbo:floorAreaSqm 290 ; |
| 289 | pbo:hasAccommodationType pbo:AccommodationType_RoomingHouse , pbo:AccommodationType_PurposeBuiltStudios ; |
| 290 | pbo:intendedOperatingModel pbo:OperatingModel_OwnerOperated ; |
| 291 | pbo:hasBuildingClassification pbo:BuildingClass_1b ; |
| 292 | pbo:tenantConfiguration pbo:TenantConfiguration_Multi ; |
| 293 | pbo:ownedBy ex:HoldingTrust_A ; pbo:managedBy ex:PMAgency ; pbo:operatedBy ex:HoldingTrust_A ; |
| 294 | pbo:inPortfolio ex:Portfolio_A ; |
| 295 | pbo:hasAuthorisation ex:Auth_Bris_Planning , ex:Auth_Bris_Building , ex:Auth_Bris_Fire , ex:Auth_Bris_ResServiceReg ; |
| 296 | pbo:hasParticipation ex:Part_Bris_Owner , ex:Part_Bris_Manager , ex:Part_Bris_Lender , ex:Part_Bris_Insurer ; |
| 297 | pbo:targetsTenantSegment pbo:Segment_EssentialWorkers , pbo:Segment_SinglesAndCouples . |
| 298 | ex:Room_Bris_1 a pbo:RentableUnit ; rdfs:label "Studio 1" ; pbo:partOf ex:Prop_Bris_6Room ; pbo:locatedIn ex:BCC ; pbo:weeklyRent 360 . |
| 299 | ex:Room_Bris_2 a pbo:RentableUnit ; rdfs:label "Studio 2" ; pbo:partOf ex:Prop_Bris_6Room ; pbo:locatedIn ex:BCC ; pbo:weeklyRent 360 . |
| 300 | |
| 301 | ex:Prop_Melb_5Room a pbo:Dwelling ; rdfs:label "Melbourne five-bedroom house operated under a master lease" ; |
| 302 | pbo:locatedIn ex:GreaterMelbourne ; pbo:hasIdentifier ex:Id_Addr_Melb ; |
| 303 | pbo:roomCount 5 ; pbo:bedroomCount 5 ; pbo:floorAreaSqm 210 ; |
| 304 | pbo:hasAccommodationType pbo:AccommodationType_RoomingHouse ; |
| 305 | pbo:intendedOperatingModel pbo:OperatingModel_MasterLease ; |
| 306 | pbo:hasBuildingClassification pbo:BuildingClass_1a ; |
| 307 | pbo:ownedBy ex:Owner_B ; pbo:operatedBy ex:OperatorCo ; |
| 308 | pbo:hasAuthorisation ex:Auth_Melb_OperatorLicence , ex:Auth_Melb_PremisesReg , ex:Auth_Melb_Planning ; |
| 309 | pbo:hasParticipation ex:Part_Melb_Owner , ex:Part_Melb_Operator . |
| 310 | ex:Id_Addr_Melb a pbo:Address ; pbo:identifierValue "8 Sample Road, Footscray VIC 3011" . |
| 311 | |
| 312 | ex:Prop_OwnerOcc_C a pbo:Dwelling ; rdfs:label "Owner-occupier C's house, two rooms rented with bonds" ; |
| 313 | pbo:locatedIn ex:LOGAN ; pbo:hasIdentifier ex:Id_Addr_OwnerOcc ; pbo:roomCount 2 ; pbo:bedroomCount 4 ; |
| 314 | pbo:hasAccommodationType pbo:AccommodationType_ShareHouse ; |
| 315 | pbo:intendedOperatingModel pbo:OperatingModel_OwnerOccupierRooms ; |
| 316 | pbo:ownedBy ex:OwnerOccupier_C ; pbo:operatedBy ex:OwnerOccupier_C . |
| 317 | ex:Id_Addr_OwnerOcc a pbo:Address ; pbo:identifierValue "3 Placeholder Court, Springwood QLD 4127" . |
| 318 | |
| 319 | ex:Prop_Logan_Duplex a pbo:Building ; rdfs:label "Logan duplex on a single title (dual income)" ; |
| 320 | pbo:locatedIn ex:LOGAN ; pbo:hasIdentifier ex:Id_Addr_Duplex ; |
| 321 | pbo:hasAccommodationType pbo:AccommodationType_Duplex ; |
| 322 | pbo:intendedOperatingModel pbo:OperatingModel_SingleLeaseRental ; |
| 323 | pbo:ownedBy ex:Investor_A ; pbo:managedBy ex:PMAgency ; pbo:inPortfolio ex:Portfolio_A . |
| 324 | ex:Id_Addr_Duplex a pbo:Address ; pbo:identifierValue "21A-21B Model Drive, Marsden QLD 4132" . |
| 325 | ex:Dwelling_Duplex_A a pbo:Dwelling ; rdfs:label "Duplex unit A" ; pbo:partOf ex:Prop_Logan_Duplex ; pbo:locatedIn ex:LOGAN ; pbo:hasIdentifier ex:Id_Addr_Duplex ; pbo:weeklyRent 450 . |
| 326 | ex:Dwelling_Duplex_B a pbo:Dwelling ; rdfs:label "Duplex unit B" ; pbo:partOf ex:Prop_Logan_Duplex ; pbo:locatedIn ex:LOGAN ; pbo:hasIdentifier ex:Id_Addr_Duplex ; pbo:weeklyRent 430 . |
| 327 | |
| 328 | ex:Prop_RetailStrip a pbo:CommercialPremises ; rdfs:label "Suburban retail strip (multi-tenant)" ; |
| 329 | pbo:locatedIn ex:BCC ; pbo:hasIdentifier ex:Id_Addr_Retail ; |
| 330 | pbo:hasAccommodationType pbo:AccommodationType_MultiTenantCommercial ; |
| 331 | pbo:tenantConfiguration pbo:TenantConfiguration_Multi ; |
| 332 | pbo:ownedBy ex:Investor_A . |
| 333 | ex:Id_Addr_Retail a pbo:Address ; pbo:identifierValue "100-110 Commerce Street, Moorooka QLD 4105" . |
| 334 | ex:Unit_Retail_1 a pbo:RentableUnit ; rdfs:label "Retail unit 1 (anchor)" ; pbo:partOf ex:Prop_RetailStrip ; pbo:locatedIn ex:BCC . |
| 335 | ex:Unit_Retail_2 a pbo:RentableUnit ; rdfs:label "Retail unit 2 (cafe)" ; pbo:partOf ex:Prop_RetailStrip ; pbo:locatedIn ex:BCC . |
| 336 | |
| 337 | ex:Prop_CorporateApartment a pbo:Dwelling ; rdfs:label "South Brisbane furnished apartment on corporate lease" ; |
| 338 | pbo:locatedIn ex:BCC ; pbo:hasIdentifier ex:Id_Addr_Corp ; |
| 339 | pbo:hasAccommodationType pbo:AccommodationType_CorporateFurnished ; |
| 340 | pbo:intendedOperatingModel pbo:OperatingModel_CorporateLeasing ; |
| 341 | pbo:ownedBy ex:Investor_A ; pbo:targetsTenantSegment pbo:Segment_CorporateStaff . |
| 342 | ex:Id_Addr_Corp a pbo:Address ; pbo:identifierValue "Unit 7, 55 Example Parade, South Brisbane QLD 4101" . |
| 343 | |
| 344 | ex:Portfolio_A a pbo:Portfolio ; rdfs:label "Investor A / Holding Trust A portfolio" ; pbo:hasStrategy pbo:Strategy_RoomingHouse , pbo:Strategy_DualIncome ; pbo:heldUnder pbo:Structure_DiscretionaryTrust ; pbo:portfolioSizeProperties 3 . |
| 345 | ex:RentRoll_PMAgency a pbo:Portfolio ; rdfs:label "PM agency rent roll" ; pbo:managedBy ex:PMAgency ; pbo:portfolioSizeProperties 200 . |
| 346 | |
| 347 | # --------------------------------------------------------------------------- |
| 348 | # Participations (DEC-003) |
| 349 | # --------------------------------------------------------------------------- |
| 350 | ex:Part_Bris_Owner a pbo:Participation ; pbo:participant ex:HoldingTrust_A ; pbo:inRole pbo:Role_Owner ; pbo:participationContext ex:Prop_Bris_6Room . |
| 351 | ex:Part_Bris_Manager a pbo:Participation ; pbo:participant ex:PMAgency ; pbo:inRole pbo:Role_PropertyManager ; pbo:participationContext ex:Prop_Bris_6Room ; pbo:effectiveFrom "2026-02-01"^^xsd:date . |
| 352 | ex:Part_Bris_Lender a pbo:Participation ; pbo:participant ex:LenderBank ; pbo:inRole pbo:Role_Lender ; pbo:participationContext ex:Prop_Bris_6Room . |
| 353 | ex:Part_Bris_Insurer a pbo:Participation ; pbo:participant ex:InsurerCo ; pbo:inRole pbo:Role_Insurer ; pbo:participationContext ex:Prop_Bris_6Room . |
| 354 | ex:Part_Melb_Owner a pbo:Participation ; pbo:participant ex:Owner_B ; pbo:inRole pbo:Role_Owner ; pbo:participationContext ex:Prop_Melb_5Room . |
| 355 | ex:Part_Melb_Operator a pbo:Participation ; pbo:participant ex:OperatorCo ; pbo:inRole pbo:Role_Operator ; pbo:participationContext ex:Prop_Melb_5Room . |
| 356 | |
| 357 | # --------------------------------------------------------------------------- |
| 358 | # Agreements and clauses (DEC-004) |
| 359 | # --------------------------------------------------------------------------- |
| 360 | ex:HeadLease_Melb a pbo:HeadLease ; rdfs:label "Head lease: Owner B to OperatorCo (Melbourne)" ; |
| 361 | pbo:concernsAsset ex:Prop_Melb_5Room ; pbo:fixedRent true ; pbo:weeklyRent 720 ; pbo:termMonths 36 ; pbo:escalationRatePercent 3.0 ; |
| 362 | pbo:effectiveFrom "2026-03-01"^^xsd:date ; pbo:effectiveUntil "2029-02-28"^^xsd:date ; |
| 363 | pbo:permittedUse pbo:AccommodationType_RoomingHouse ; pbo:leaseType pbo:LeaseType_LongTerm ; |
| 364 | pbo:hasClause ex:Clause_Melb_Sublet , ex:Clause_Melb_Break , ex:Clause_Melb_Escalation ; |
| 365 | pbo:hasParticipation ex:Part_HL_Landlord , ex:Part_HL_Tenant ; |
| 366 | pbo:hasRisk ex:Risk_FixedRentDuringVacancy , ex:Risk_LeaseEscalation , ex:Risk_Counterparty . |
| 367 | ex:Clause_Melb_Sublet a pbo:SublettingPermissionClause ; rdfs:label "Express permission to sublet rooms to residents" . |
| 368 | ex:Clause_Melb_Break a pbo:ContractClause ; rdfs:label "Break clause after 18 months with two months' notice" . |
| 369 | ex:Clause_Melb_Escalation a pbo:ContractClause ; rdfs:label "Rent escalation 3% per annum" . |
| 370 | ex:Part_HL_Landlord a pbo:Participation ; pbo:participant ex:Owner_B ; pbo:inRole pbo:Role_Landlord ; pbo:participationContext ex:HeadLease_Melb . |
| 371 | ex:Part_HL_Tenant a pbo:Participation ; pbo:participant ex:OperatorCo ; pbo:inRole pbo:Role_Tenant ; pbo:participationContext ex:HeadLease_Melb . |
| 372 | |
| 373 | ex:Sublease_Melb_R1 a pbo:Sublease ; rdfs:label "Room sublease: OperatorCo to Resident 1" ; |
| 374 | pbo:agreementUnderHeadLease ex:HeadLease_Melb ; pbo:concernsAsset ex:Prop_Melb_5Room ; pbo:weeklyRent 320 ; pbo:termMonths 6 ; pbo:fixedRent false ; |
| 375 | pbo:hasParticipation ex:Part_SL_Landlord , ex:Part_SL_Resident . |
| 376 | ex:Part_SL_Landlord a pbo:Participation ; pbo:participant ex:OperatorCo ; pbo:inRole pbo:Role_Landlord ; pbo:participationContext ex:Sublease_Melb_R1 . |
| 377 | ex:Part_SL_Resident a pbo:Participation ; pbo:participant ex:Resident_1 ; pbo:inRole pbo:Role_Resident ; pbo:participationContext ex:Sublease_Melb_R1 . |
| 378 | |
| 379 | ex:RoomingAgreement_Bris_R1 a pbo:RoomingAccommodationAgreement ; rdfs:label "Form R18 rooming accommodation agreement: Holding Trust A to Resident 2, Studio 1" ; |
| 380 | pbo:concernsAsset ex:Room_Bris_1 ; pbo:weeklyRent 360 ; pbo:termMonths 6 ; pbo:fixedRent false ; |
| 381 | pbo:hasParticipation ex:Part_RA_Provider , ex:Part_RA_Resident . |
| 382 | ex:Part_RA_Provider a pbo:Participation ; pbo:participant ex:HoldingTrust_A ; pbo:inRole pbo:Role_Provider ; pbo:participationContext ex:RoomingAgreement_Bris_R1 . |
| 383 | ex:Part_RA_Resident a pbo:Participation ; pbo:participant ex:Resident_2 ; pbo:inRole pbo:Role_Resident ; pbo:participationContext ex:RoomingAgreement_Bris_R1 . |
| 384 | |
| 385 | ex:MgmtAgreement_Bris a pbo:ManagementAgreement ; rdfs:label "Management agreement: Holding Trust A appoints PM agency" ; |
| 386 | pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:fixedRent false ; pbo:termMonths 12 ; |
| 387 | pbo:hasParticipation ex:Part_MA_Owner , ex:Part_MA_Manager . |
| 388 | ex:Part_MA_Owner a pbo:Participation ; pbo:participant ex:HoldingTrust_A ; pbo:inRole pbo:Role_Owner ; pbo:participationContext ex:MgmtAgreement_Bris . |
| 389 | ex:Part_MA_Manager a pbo:Participation ; pbo:participant ex:PMAgency ; pbo:inRole pbo:Role_PropertyManager ; pbo:participationContext ex:MgmtAgreement_Bris . |
| 390 | |
| 391 | ex:OwnerOccAgreement_C a pbo:RoomingAccommodationAgreement ; rdfs:label "Owner-occupier C rents one room with bond to Resident 3 (Act applies in part)" ; |
| 392 | pbo:concernsAsset ex:Prop_OwnerOcc_C ; pbo:weeklyRent 220 ; pbo:fixedRent false ; |
| 393 | pbo:hasParticipation ex:Part_OO_Owner , ex:Part_OO_Resident . |
| 394 | ex:Part_OO_Owner a pbo:Participation ; pbo:participant ex:OwnerOccupier_C ; pbo:inRole pbo:Role_OwnerOccupier ; pbo:participationContext ex:OwnerOccAgreement_C . |
| 395 | ex:Part_OO_Resident a pbo:Participation ; pbo:participant ex:Resident_3 ; pbo:inRole pbo:Role_Resident ; pbo:participationContext ex:OwnerOccAgreement_C . |
| 396 | |
| 397 | ex:CorporateLease_SB a pbo:CorporateLease ; rdfs:label "Corporate lease: Investor A to mining services company, 12 months at premium" ; |
| 398 | pbo:concernsAsset ex:Prop_CorporateApartment ; pbo:weeklyRent 950 ; pbo:termMonths 12 ; pbo:fixedRent true ; |
| 399 | pbo:permittedUse pbo:AccommodationType_CorporateFurnished ; |
| 400 | pbo:hasParticipation ex:Part_CL_Landlord , ex:Part_CL_Tenant . |
| 401 | ex:Part_CL_Landlord a pbo:Participation ; pbo:participant ex:Investor_A ; pbo:inRole pbo:Role_Landlord ; pbo:participationContext ex:CorporateLease_SB . |
| 402 | ex:Part_CL_Tenant a pbo:Participation ; pbo:participant ex:CorpTenant ; pbo:inRole pbo:Role_CorporateTenant ; pbo:participationContext ex:CorporateLease_SB . |
| 403 | |
| 404 | ex:CommercialLease_Unit1 a pbo:CommercialLease ; rdfs:label "Triple-net lease of unit 1 to anchor supermarket, 10 years" ; |
| 405 | pbo:concernsAsset ex:Unit_Retail_1 ; pbo:leaseType pbo:LeaseType_TripleNet ; pbo:termMonths 120 ; pbo:fixedRent true ; pbo:weeklyRent 3200 ; |
| 406 | pbo:hasParticipation ex:Part_CU1_Landlord , ex:Part_CU1_Tenant . |
| 407 | ex:Part_CU1_Landlord a pbo:Participation ; pbo:participant ex:Investor_A ; pbo:inRole pbo:Role_Landlord ; pbo:participationContext ex:CommercialLease_Unit1 . |
| 408 | ex:Part_CU1_Tenant a pbo:Participation ; pbo:participant ex:AnchorRetailer ; pbo:inRole pbo:Role_AnchorTenant ; pbo:participationContext ex:CommercialLease_Unit1 . |
| 409 | ex:CommercialLease_Unit2 a pbo:CommercialLease ; rdfs:label "Gross lease of unit 2 to cafe, 3 years, with co-tenancy clause" ; |
| 410 | pbo:concernsAsset ex:Unit_Retail_2 ; pbo:leaseType pbo:LeaseType_Gross ; pbo:termMonths 36 ; pbo:fixedRent true ; pbo:weeklyRent 900 ; |
| 411 | pbo:hasClause ex:Clause_CoTenancy_Unit2 ; |
| 412 | pbo:hasParticipation ex:Part_CU2_Landlord , ex:Part_CU2_Tenant ; |
| 413 | pbo:hasRisk ex:Risk_AnchorDeparture . |
| 414 | ex:Clause_CoTenancy_Unit2 a pbo:CoTenancyClause ; rdfs:label "Rent reduces 30% if the anchor tenant vacates for more than 90 days and the cafe is not in default" . |
| 415 | ex:Part_CU2_Landlord a pbo:Participation ; pbo:participant ex:Investor_A ; pbo:inRole pbo:Role_Landlord ; pbo:participationContext ex:CommercialLease_Unit2 . |
| 416 | ex:Part_CU2_Tenant a pbo:Participation ; pbo:participant ex:SmallRetailer ; pbo:inRole pbo:Role_Tenant ; pbo:participationContext ex:CommercialLease_Unit2 . |
| 417 | |
| 418 | # Outgoing allocations by lease type (CQ-010, EV-081) |
| 419 | pbo:LeaseType_TripleNet pbo:allocatesOutgoing ex:OA_NNN_Taxes , ex:OA_NNN_Insurance , ex:OA_NNN_Maintenance , ex:OA_NNN_CAM , ex:OA_NNN_Capex . |
| 420 | ex:OA_NNN_Taxes a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_Taxes ; pbo:borneByRole pbo:Role_Tenant . |
| 421 | ex:OA_NNN_Insurance a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_Insurance ; pbo:borneByRole pbo:Role_Tenant . |
| 422 | ex:OA_NNN_Maintenance a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_Maintenance ; pbo:borneByRole pbo:Role_Tenant . |
| 423 | ex:OA_NNN_CAM a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_CommonArea ; pbo:borneByRole pbo:Role_Tenant . |
| 424 | ex:OA_NNN_Capex a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_Capex ; pbo:borneByRole pbo:Role_Tenant . |
| 425 | pbo:LeaseType_Gross pbo:allocatesOutgoing ex:OA_Gross_Taxes , ex:OA_Gross_Insurance , ex:OA_Gross_Maintenance , ex:OA_Gross_CAM . |
| 426 | ex:OA_Gross_Taxes a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_Taxes ; pbo:borneByRole pbo:Role_Landlord . |
| 427 | ex:OA_Gross_Insurance a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_Insurance ; pbo:borneByRole pbo:Role_Landlord . |
| 428 | ex:OA_Gross_Maintenance a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_Maintenance ; pbo:borneByRole pbo:Role_Landlord . |
| 429 | ex:OA_Gross_CAM a pbo:OutgoingAllocation ; pbo:outgoingCategory pbo:Outgoing_CommonArea ; pbo:borneByRole pbo:Role_Landlord . |
| 430 | # HMO / rooming: landlord bears utilities and common-area cleaning (EV-074) |
| 431 | ex:HMO_Utilities a pbo:OutgoingAllocation ; rdfs:label "HMO landlord pays utilities (EV-074)" ; pbo:outgoingCategory pbo:Outgoing_Utilities ; pbo:borneByRole pbo:Role_Landlord . |
| 432 | ex:HMO_CommonArea a pbo:OutgoingAllocation ; rdfs:label "HMO landlord maintains common areas (EV-074)" ; pbo:outgoingCategory pbo:Outgoing_CommonArea ; pbo:borneByRole pbo:Role_Landlord . |
| 433 | pbo:AccommodationType_HMO pbo:allocatesOutgoing ex:HMO_Utilities , ex:HMO_CommonArea . |
| 434 | |
| 435 | # --------------------------------------------------------------------------- |
| 436 | # Authorisations |
| 437 | # --------------------------------------------------------------------------- |
| 438 | ex:Auth_Bris_Planning a pbo:PlanningApproval ; rdfs:label "Code-assessable rooming accommodation approval, Brisbane" ; |
| 439 | pbo:authorisationType pbo:AuthType_PlanningApproval ; pbo:authorisationStatus "held" ; pbo:issuedBy ex:BrisbaneCityCouncil ; pbo:authorisedParty ex:HoldingTrust_A ; |
| 440 | pbo:underRegime ex:Regime_BCC_RoomingPlanning ; pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:dateIssued "2025-11-03"^^xsd:date . |
| 441 | ex:Auth_Bris_Building a pbo:BuildingApproval ; rdfs:label "Class 1b building approval and Building Compliance Notice" ; |
| 442 | pbo:authorisationType pbo:AuthType_BuildingApproval ; pbo:authorisationStatus "held" ; pbo:issuedBy ex:BrisbaneCityCouncil ; pbo:authorisedParty ex:HoldingTrust_A ; |
| 443 | pbo:underRegime ex:Regime_QLD_BuildingFire ; pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:dateIssued "2026-05-20"^^xsd:date . |
| 444 | ex:Auth_Bris_Fire a pbo:FireSafetyCertification ; rdfs:label "Fire-safety documentation (alarms, exits, evacuation plan)" ; |
| 445 | pbo:authorisationType pbo:AuthType_FireSafety ; pbo:authorisationStatus "held" ; pbo:issuedBy ex:BrisbaneCityCouncil ; pbo:authorisedParty ex:HoldingTrust_A ; |
| 446 | pbo:underRegime ex:Regime_QLD_BuildingFire ; pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:dateIssued "2026-06-02"^^xsd:date . |
| 447 | ex:Auth_Bris_ResServiceReg a pbo:ResidentialServiceRegistration ; rdfs:label "Residential service registration (application lodged)" ; |
| 448 | pbo:authorisationType pbo:AuthType_ResidentialServiceRegistration ; pbo:authorisationStatus "pending" ; pbo:issuedBy ex:QLD_DeptHousing ; pbo:authorisedParty ex:HoldingTrust_A ; |
| 449 | pbo:underRegime ex:Regime_QLD_ResidentialService ; pbo:concernsAsset ex:Prop_Bris_6Room . |
| 450 | # Accreditation deliberately absent for Prop_Bris_6Room (CQ-015 missing-authorisation case). |
| 451 | |
| 452 | ex:Auth_Melb_OperatorLicence a pbo:RoomingHouseOperatorLicence ; rdfs:label "OperatorCo rooming house operator licence" ; |
| 453 | pbo:authorisationType pbo:AuthType_OperatorLicence ; pbo:authorisationStatus "held" ; pbo:issuedBy ex:CAV ; pbo:authorisedParty ex:OperatorCo ; |
| 454 | pbo:underRegime ex:Regime_VIC_RoomingHouse ; pbo:dateIssued "2025-08-15"^^xsd:date ; pbo:effectiveUntil "2028-08-14"^^xsd:date . |
| 455 | ex:Auth_Melb_PremisesReg a pbo:RoomingHousePremisesRegistration ; rdfs:label "Council premises registration (expired)" ; |
| 456 | pbo:authorisationType pbo:AuthType_PremisesRegistration ; pbo:authorisationStatus "expired" ; pbo:issuedBy ex:VIC_LocalCouncil ; pbo:authorisedParty ex:OperatorCo ; |
| 457 | pbo:underRegime ex:Regime_VIC_RoomingHouse ; pbo:concernsAsset ex:Prop_Melb_5Room ; pbo:dateIssued "2025-09-01"^^xsd:date ; pbo:effectiveUntil "2026-08-31"^^xsd:date . |
| 458 | ex:Auth_Melb_Planning a pbo:PlanningApproval ; rdfs:label "Clause 52.23 permit exemption confirmed (5 bedrooms, 210 m2, under 12 persons)" ; |
| 459 | pbo:authorisationType pbo:AuthType_PlanningApproval ; pbo:authorisationStatus "not_required" ; pbo:issuedBy ex:VIC_LocalCouncil ; pbo:authorisedParty ex:OperatorCo ; |
| 460 | pbo:underRegime ex:Regime_VIC_Clause5223 ; pbo:concernsAsset ex:Prop_Melb_5Room . |
| 461 | ex:Auth_PMAgency_Licence a pbo:RealEstateAgentLicence ; rdfs:label "PM agency corporation licence (Queensland OFT register)" ; |
| 462 | pbo:authorisationType pbo:AuthType_AgentLicence ; pbo:authorisationStatus "held" ; pbo:issuedBy ex:OFT_QLD ; pbo:authorisedParty ex:PMAgency . |
| 463 | |
| 464 | # --------------------------------------------------------------------------- |
| 465 | # Strategies, operating models, tenant segments (concept-level facts) |
| 466 | # --------------------------------------------------------------------------- |
| 467 | pbo:Strategy_RoomingHouse pbo:strategyUsesAccommodationType pbo:AccommodationType_RoomingHouse , pbo:AccommodationType_HMO , pbo:AccommodationType_PurposeBuiltStudios ; |
| 468 | pbo:strategyUsesOperatingModel pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_MasterLease , pbo:OperatingModel_ManagementRevenueShare ; |
| 469 | pbo:targetsTenantSegment pbo:Segment_Students , pbo:Segment_YoungProfessionals , pbo:Segment_EssentialWorkers , pbo:Segment_TemporaryWorkers , pbo:Segment_SinglesAndCouples , pbo:Segment_NewArrivals ; |
| 470 | pbo:hasRisk ex:Risk_PlanningUse , ex:Risk_BuildingFire , ex:Risk_Licensing , ex:Risk_VacancyChurn , ex:Risk_Insurance , ex:Risk_Valuation , ex:Risk_ManagementIntensity , ex:Risk_InterestRate ; |
| 471 | pbo:hasDecisionGate ex:Gate_Planning , ex:Gate_BuildingFire , ex:Gate_Finance , ex:Gate_Operating . |
| 472 | pbo:Strategy_RentToRent pbo:strategyUsesAccommodationType pbo:AccommodationType_HMO , pbo:AccommodationType_RoomingHouse , pbo:AccommodationType_Coliving ; |
| 473 | pbo:strategyUsesOperatingModel pbo:OperatingModel_MasterLease ; |
| 474 | pbo:targetsTenantSegment pbo:Segment_Students , pbo:Segment_YoungProfessionals ; |
| 475 | pbo:hasRisk ex:Risk_FixedRentDuringVacancy , ex:Risk_LeaseEscalation , ex:Risk_SublettingAuthority , ex:Risk_Counterparty , ex:Risk_Licensing , ex:Risk_Insurance . |
| 476 | pbo:Strategy_Coliving pbo:strategyUsesAccommodationType pbo:AccommodationType_Coliving ; |
| 477 | pbo:strategyUsesOperatingModel pbo:OperatingModel_MasterLease , pbo:OperatingModel_ManagementRevenueShare , pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_HybridFranchise ; |
| 478 | pbo:targetsTenantSegment pbo:Segment_YoungProfessionals , pbo:Segment_Students , pbo:Segment_CorporateStaff ; |
| 479 | pbo:hasRisk ex:Risk_FixedRentDuringVacancy , ex:Risk_LeaseEscalation . |
| 480 | pbo:Strategy_CorporateLeasing pbo:strategyUsesAccommodationType pbo:AccommodationType_CorporateFurnished ; |
| 481 | pbo:strategyUsesOperatingModel pbo:OperatingModel_CorporateLeasing ; |
| 482 | pbo:targetsTenantSegment pbo:Segment_CorporateStaff ; |
| 483 | pbo:hasRisk ex:Risk_Concentration . |
| 484 | pbo:Strategy_DualIncome pbo:strategyUsesAccommodationType pbo:AccommodationType_Duplex , pbo:AccommodationType_DualKey , pbo:AccommodationType_DualOccupancy , pbo:AccommodationType_SecondaryDwelling ; |
| 485 | pbo:strategyUsesOperatingModel pbo:OperatingModel_SingleLeaseRental ; |
| 486 | pbo:targetsTenantSegment pbo:Segment_Families , pbo:Segment_SinglesAndCouples ; |
| 487 | pbo:hasRisk ex:Risk_ThinResaleMarket , ex:Risk_Concentration , ex:Risk_ManagementIntensity . |
| 488 | pbo:Strategy_ShortTermRental pbo:strategyUsesAccommodationType pbo:AccommodationType_ShortStay ; |
| 489 | pbo:strategyUsesOperatingModel pbo:OperatingModel_ShortStay ; |
| 490 | pbo:targetsTenantSegment pbo:Segment_Tourists ; |
| 491 | pbo:hasRisk ex:Risk_ShortStayRegulatory . |
| 492 | pbo:Strategy_CommercialProperty pbo:strategyUsesAccommodationType pbo:AccommodationType_SingleTenantCommercial , pbo:AccommodationType_MultiTenantCommercial ; |
| 493 | pbo:strategyUsesOperatingModel pbo:OperatingModel_SingleLeaseRental ; |
| 494 | pbo:targetsTenantSegment pbo:Segment_BusinessOccupiers ; |
| 495 | pbo:hasRisk ex:Risk_AllOrNothingVacancy , ex:Risk_AnchorDeparture . |
| 496 | pbo:Strategy_BuyAndHold pbo:strategyUsesAccommodationType pbo:AccommodationType_WholeDwellingRental ; |
| 497 | pbo:strategyUsesOperatingModel pbo:OperatingModel_SingleLeaseRental ; |
| 498 | pbo:targetsTenantSegment pbo:Segment_Families ; |
| 499 | pbo:hasRisk ex:Risk_InterestRate , ex:Risk_TaxPolicy . |
| 500 | pbo:Strategy_NewBuildBuyToLet pbo:strategyUsesAccommodationType pbo:AccommodationType_WholeDwellingRental ; |
| 501 | pbo:strategyUsesOperatingModel pbo:OperatingModel_SingleLeaseRental ; |
| 502 | pbo:hasRisk ex:Risk_ConstructionCost . |
| 503 | pbo:Strategy_SmallScaleDevelopment pbo:strategyUsesAccommodationType pbo:AccommodationType_Duplex , pbo:AccommodationType_RoomingHouse ; |
| 504 | pbo:strategyUsesOperatingModel pbo:OperatingModel_OwnerOperated , pbo:OperatingModel_SingleLeaseRental ; |
| 505 | pbo:hasRisk ex:Risk_ConstructionCost , ex:Risk_TaxClassification , ex:Risk_PlanningUse . |
| 506 | pbo:Strategy_ShortTermRental pbo:hasRisk ex:Risk_Insurance . |
| 507 | pbo:OperatingModel_MasterLease pbo:hasRisk ex:Risk_FixedRentDuringVacancy , ex:Risk_LeaseEscalation , ex:Risk_SublettingAuthority , ex:Risk_Counterparty . |
| 508 | pbo:OperatingModel_ManagementRevenueShare pbo:hasRisk ex:Risk_Counterparty . |
| 509 | pbo:TenantConfiguration_Single pbo:hasRisk ex:Risk_AllOrNothingVacancy . |
| 510 | |
| 511 | # Agency models and capability sourcing (CQ-014, EV-160 to EV-163) |
| 512 | pbo:AgencyModel_Franchise pbo:sourcesCapabilityVia pbo:Sourcing_InternalControl . |
| 513 | pbo:AgencyModel_Cooperative pbo:sourcesCapabilityVia pbo:Sourcing_Network , pbo:Sourcing_InboundOpenInnovation . |
| 514 | pbo:AgencyModel_JointVenture pbo:sourcesCapabilityVia pbo:Sourcing_Centralised , pbo:Sourcing_InboundOpenInnovation , pbo:Sourcing_OutboundOpenInnovation . |
| 515 | pbo:AgencyModel_Boutique pbo:sourcesCapabilityVia pbo:Sourcing_InternalControl , pbo:Sourcing_InboundOpenInnovation . |
| 516 | pbo:AgencyModel_Independent pbo:sourcesCapabilityVia pbo:Sourcing_Network , pbo:Sourcing_Outsourced , pbo:Sourcing_InboundOpenInnovation . |
| 517 | |
| 518 | # --------------------------------------------------------------------------- |
| 519 | # Risks, mitigations, decision gates (CQ-007, EV-120 to EV-126) |
| 520 | # --------------------------------------------------------------------------- |
| 521 | ex:Risk_PlanningUse a pbo:Risk ; rdfs:label "Planning-use risk: room income is worthless if the use is prohibited or unapprovable" ; pbo:riskCategory pbo:RiskCat_PlanningUse ; pbo:mitigatedBy ex:Mit_PlannerDD . |
| 522 | ex:Mit_PlannerDD a pbo:Mitigation ; pbo:mitigationNote "Written town-planner due diligence before unconditional purchase; pre-lodgement council meeting for borderline sites." . |
| 523 | ex:Risk_BuildingFire a pbo:Risk ; rdfs:label "Building-classification and fire-safety risk" ; pbo:riskCategory pbo:RiskCat_BuildingFire ; pbo:mitigatedBy ex:Mit_SurveyorReport . |
| 524 | ex:Mit_SurveyorReport a pbo:Mitigation ; pbo:mitigationNote "Building surveyor/certifier report and fire engineer input before final feasibility; documented inspections, alarms and evacuation procedures." . |
| 525 | ex:Risk_Licensing a pbo:Risk ; rdfs:label "Licensing/registration risk: QLD residential services and VIC rooming houses can be unlawful without prescribed approvals" ; pbo:riskCategory pbo:RiskCat_Licensing ; pbo:mitigatedBy ex:Mit_RegistrationGate . |
| 526 | ex:Mit_RegistrationGate a pbo:Mitigation ; pbo:mitigationNote "Make registration/licensing a pre-opening gate in the project plan." . |
| 527 | ex:Risk_VacancyChurn a pbo:Risk ; rdfs:label "Vacancy / tenant churn risk from many individual leasing events" ; pbo:riskCategory pbo:RiskCat_Vacancy ; pbo:mitigatedBy ex:Mit_ConservativeVacancy . |
| 528 | ex:Mit_ConservativeVacancy a pbo:Mitigation ; pbo:mitigationNote "Diverse demand pools, conservative economic vacancy, CRM lead pipeline and staggered lease expiries." . |
| 529 | ex:Risk_ManagementIntensity a pbo:Risk ; rdfs:label "Management intensity risk: six unrelated occupants produce far more interactions than one household" ; pbo:riskCategory pbo:RiskCat_ManagementIntensity ; pbo:mitigatedBy ex:Mit_SpecialistManager . |
| 530 | ex:Mit_SpecialistManager a pbo:Mitigation ; pbo:mitigationNote "Professional specialist manager or dedicated operator; budget management properly." . |
| 531 | ex:Risk_Insurance a pbo:Risk ; rdfs:label "Insurance risk: ordinary landlord policies may not cover undeclared rooming/boarding use" ; pbo:riskCategory pbo:RiskCat_Insurance ; pbo:mitigatedBy ex:Mit_InsurerConfirmation . |
| 532 | ex:Mit_InsurerConfirmation a pbo:Mitigation ; pbo:mitigationNote "Written insurer confirmation of exact use, occupancy and number of rooms." . |
| 533 | ex:Risk_InterestRate a pbo:Risk ; rdfs:label "Interest-rate / refinancing risk: leveraged yield strategies can flip to negative cash flow" ; pbo:riskCategory pbo:RiskCat_InterestRate ; pbo:mitigatedBy ex:Mit_RateStress . |
| 534 | ex:Mit_RateStress a pbo:Mitigation ; pbo:mitigationNote "Rate stress testing at 1-2 points above the initial rate, lower leverage, cash buffer and refinance planning." . |
| 535 | ex:Risk_Valuation a pbo:Risk ; rdfs:label "Valuation / exit risk: lender may value as an ordinary house; investor-only resale market" ; pbo:riskCategory pbo:RiskCat_Valuation ; pbo:mitigatedBy ex:Mit_ValuationMethod . |
| 536 | ex:Mit_ValuationMethod a pbo:Mitigation ; pbo:mitigationNote "Obtain indicative valuation methodology and retain an alternative owner-occupier exit where possible." . |
| 537 | ex:Risk_ConstructionCost a pbo:Risk ; rdfs:label "Construction-cost risk: compliance discoveries after settlement can destroy feasibility" ; pbo:riskCategory pbo:RiskCat_ConstructionCost ; pbo:mitigatedBy ex:Mit_QSContingency . |
| 538 | ex:Mit_QSContingency a pbo:Mitigation ; pbo:mitigationNote "Full scope, quantity surveyor, fixed-price components where practical and 10-15% contingency." . |
| 539 | ex:Risk_TaxClassification a pbo:Risk ; rdfs:label "Tax-classification risk: CGT assumptions fail if profit is ordinary income or GST applies" ; pbo:riskCategory pbo:RiskCat_TaxClassification ; pbo:mitigatedBy ex:Mit_TaxAdviceAtAcquisition . |
| 540 | ex:Mit_TaxAdviceAtAcquisition a pbo:Mitigation ; pbo:mitigationNote "Written tax advice at acquisition and whenever intention changes." . |
| 541 | ex:Risk_TaxPolicy a pbo:Risk ; rdfs:label "Policy risk: negative gearing and CGT rules changed; states alter tenancy and property taxes" ; pbo:riskCategory pbo:RiskCat_Policy ; pbo:mitigatedBy ex:Mit_ModelEnactedLaw . |
| 542 | ex:Mit_ModelEnactedLaw a pbo:Mitigation ; pbo:mitigationNote "Model after-tax return under current enacted law and maintain margin rather than relying on concessions." . |
| 543 | ex:Risk_FixedRentDuringVacancy a pbo:Risk ; rdfs:label "Fixed head rent owed during vacancy or market softness" ; pbo:riskCategory pbo:RiskCat_Vacancy ; pbo:mitigatedBy ex:Mit_OccupancyStressTest . |
| 544 | ex:Mit_OccupancyStressTest a pbo:Mitigation ; pbo:mitigationNote "Model 95% best, 85% base and 70% stress occupancy; a deal that only works in the best case is a bet." . |
| 545 | ex:Risk_LeaseEscalation a pbo:Risk ; rdfs:label "Lease escalation: 3-5% annual increases compound to 16-28% over five years" ; pbo:riskCategory pbo:RiskCat_LeaseEscalation ; pbo:mitigatedBy ex:Mit_CapEscalation . |
| 546 | ex:Mit_CapEscalation a pbo:Mitigation ; pbo:mitigationNote "Cap escalations at CPI or occupancy-linked steps; negotiate break clauses." . |
| 547 | ex:Risk_SublettingAuthority a pbo:Risk ; rdfs:label "Subletting authority: owner consent alone may not be enough; planning, registration and insurance still apply" ; pbo:riskCategory pbo:RiskCat_Licensing ; pbo:mitigatedBy ex:Mit_ExpressSubletRights . |
| 548 | ex:Mit_ExpressSubletRights a pbo:Mitigation ; pbo:mitigationNote "Express subletting rights in the head lease plus legal review of planning, registration and insurance." . |
| 549 | ex:Risk_Counterparty a pbo:Risk ; rdfs:label "Counterparty risk: owner relies on operator solvency and vice versa" ; pbo:riskCategory pbo:RiskCat_Counterparty ; pbo:mitigatedBy ex:Mit_FinancialDD . |
| 550 | ex:Mit_FinancialDD a pbo:Mitigation ; pbo:mitigationNote "Financial due diligence, guarantees, reporting and renewal terms." . |
| 551 | ex:Risk_Concentration a pbo:Risk ; rdfs:label "Concentration risk: capital or income tied to one asset or one tenant" ; pbo:riskCategory pbo:RiskCat_Concentration ; pbo:mitigatedBy ex:Mit_Diversify . |
| 552 | ex:Mit_Diversify a pbo:Mitigation ; pbo:mitigationNote "Test concentration by property, suburb, state, tenant group, lender and income source." . |
| 553 | ex:Risk_ThinResaleMarket a pbo:Risk ; rdfs:label "Thin resale market for single-title dual-key/dual-occupancy arrangements" ; pbo:riskCategory pbo:RiskCat_Valuation ; pbo:mitigatedBy ex:Mit_PreferSubdivided . |
| 554 | ex:Mit_PreferSubdivided a pbo:Mitigation ; pbo:mitigationNote "Prefer subdivided duplexes to broaden the buyer pool; obtain independent valuation." . |
| 555 | ex:Risk_ShortStayRegulatory a pbo:Risk ; rdfs:label "Short-stay regulatory risk: Victorian levy and owners-corporation bans can alter revenue" ; pbo:riskCategory pbo:RiskCat_Policy ; pbo:mitigatedBy ex:Mit_TreatShortStayAsUpside . |
| 556 | ex:Mit_TreatShortStayAsUpside a pbo:Mitigation ; pbo:mitigationNote "Treat short stay as upside unless the legal right and economics are robust." . |
| 557 | ex:Risk_AllOrNothingVacancy a pbo:Risk ; rdfs:label "All-or-nothing occupancy: if the sole tenant leaves income falls to zero while debt continues" ; pbo:riskCategory pbo:RiskCat_Concentration ; pbo:mitigatedBy ex:Mit_TenantCovenant . |
| 558 | ex:Mit_TenantCovenant a pbo:Mitigation ; pbo:mitigationNote "Prioritise tenant covenant strength, renewal probability and remaining lease term." . |
| 559 | ex:Risk_AnchorDeparture a pbo:Risk ; rdfs:label "Anchor tenant departure triggers co-tenancy rent relief and traffic loss" ; pbo:riskCategory pbo:RiskCat_Concentration ; pbo:mitigatedBy ex:Mit_StaggerExpiries . |
| 560 | ex:Mit_StaggerExpiries a pbo:Mitigation ; pbo:mitigationNote "Stagger lease expiries, diversify tenant mix and negotiate co-tenancy conditions." . |
| 561 | |
| 562 | ex:Gate_Planning a pbo:DecisionGate ; rdfs:label "Planning gate" ; pbo:gateCondition "Written confirmation that proposed occupant/room numbers are lawful or realistically approvable." ; pbo:gateRequiresAuthorisationType pbo:AuthType_PlanningApproval . |
| 563 | ex:Gate_BuildingFire a pbo:DecisionGate ; rdfs:label "Building/fire gate" ; pbo:gateCondition "Priced scope for every compliance item." ; pbo:gateRequiresAuthorisationType pbo:AuthType_BuildingApproval , pbo:AuthType_FireSafety . |
| 564 | ex:Gate_Finance a pbo:DecisionGate ; rdfs:label "Finance gate" ; pbo:gateCondition "Lender accepts the proposed lawful configuration and income methodology." ; pbo:gateRequiresAuthorisationType pbo:AuthType_LenderApproval . |
| 565 | ex:Gate_Operating a pbo:DecisionGate ; rdfs:label "Operating gate" ; pbo:gateCondition "Realistic net income after professional management, utilities, maintenance, licensing/compliance and vacancy." ; pbo:gateRequiresAuthorisationType pbo:AuthType_ResidentialServiceRegistration , pbo:AuthType_InsurerConfirmation . |
| 566 | |
| 567 | # --------------------------------------------------------------------------- |
| 568 | # Source documents (corpus) for statement-level provenance |
| 569 | # --------------------------------------------------------------------------- |
| 570 | ex:Doc_0003_ATO a pbo:SourceDocument ; rdfs:label "SRC-003 ATO: Rental property as investment or business" ; pbo:authorityLevel "authoritative" ; pbo:publishedBy ex:ATO . |
| 571 | ex:Doc_0008_ListonNewton a pbo:SourceDocument ; rdfs:label "SRC-008 Liston Newton: best structure for property investment" ; pbo:authorityLevel "secondary" . |
| 572 | ex:Doc_0016_YIP a pbo:SourceDocument ; rdfs:label "SRC-016 Your Investment Property: renting room by room (2011)" ; pbo:authorityLevel "secondary" ; pbo:publicationDate "2011-11-22"^^xsd:date . |
| 573 | ex:Doc_0017_Echo a pbo:SourceDocument ; rdfs:label "SRC-017 Echo Property Group: commercial vs rooming house returns" ; pbo:authorityLevel "illustrative" ; pbo:publicationDate "2025-06-25"^^xsd:date . |
| 574 | ex:Doc_0021_EverythingColiving a pbo:SourceDocument ; rdfs:label "SRC-021 Everything Coliving: coliving business models" ; pbo:authorityLevel "secondary" ; pbo:publicationDate "2026-04-01"^^xsd:date . |
| 575 | ex:Doc_0024_Indigo a pbo:SourceDocument ; rdfs:label "SRC-024 Indigo Construction: Brisbane rooming houses explained" ; pbo:authorityLevel "illustrative" . |
| 576 | ex:Doc_0025_APE a pbo:SourceDocument ; rdfs:label "SRC-025 Australian Property Experts: dual income property" ; pbo:authorityLevel "secondary" ; pbo:publicationDate "2026-07-16"^^xsd:date . |
| 577 | ex:Doc_0035_RTA a pbo:SourceDocument ; rdfs:label "SRC-035 RTA: owner-occupiers renting out rooms" ; pbo:authorityLevel "authoritative" ; pbo:publishedBy ex:RTA . |
| 578 | ex:Doc_0036_NPA a pbo:SourceDocument ; rdfs:label "SRC-036 New Property Australia: rooming house" ; pbo:authorityLevel "illustrative" . |
| 579 | ex:Doc_0040_BAC a pbo:SourceDocument ; rdfs:label "SRC-040 Buyers Agency Co: HMO investment" ; pbo:authorityLevel "illustrative" . |
| 580 | ex:Doc_0041_PropertyDirect a pbo:SourceDocument ; rdfs:label "SRC-041 Property Direct: rooming accommodation investment" ; pbo:authorityLevel "illustrative" . |
| 581 | ex:Doc_0014_PMVA a pbo:SourceDocument ; rdfs:label "SRC-014 PMVA: property management business plan template" ; pbo:authorityLevel "secondary" ; pbo:publicationDate "2026-05-12"^^xsd:date . |
| 582 | ex:Doc_0001_SmartBP a pbo:SourceDocument ; rdfs:label "SRC-001 Smart Business Plans Australia" ; pbo:authorityLevel "secondary" . |
| 583 | ex:Doc_0010_ProfBP a pbo:SourceDocument ; rdfs:label "SRC-010 Professional Business Plans" ; pbo:authorityLevel "illustrative" . |
| 584 | ex:Doc_201_AUReport a pbo:SourceDocument ; rdfs:label "SRC-201 Deep research report: property investment in SEQ and Melbourne" ; pbo:authorityLevel "secondary" ; pbo:publicationDate "2026-09-14"^^xsd:date . |
| 585 | ex:Doc_202_DataReport a pbo:SourceDocument ; rdfs:label "SRC-202 Deep research report: open and accessible property data" ; pbo:authorityLevel "secondary" ; pbo:publicationDate "2026-09-14"^^xsd:date . |
| 586 | |
| 587 | # --------------------------------------------------------------------------- |
| 588 | # Financial scenarios (CQ-004, EV-100, EV-101) |
| 589 | # --------------------------------------------------------------------------- |
| 590 | ex:Scenario_Moderate a pbo:FinancialScenario ; rdfs:label "Six-room rooming house: moderate scenario" ; pbo:scenarioName "moderate" ; |
| 591 | pbo:scenarioForModel pbo:OperatingModel_OwnerOperated ; pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:assertedIn ex:Doc_201_AUReport ; |
| 592 | pbo:assumes ex:MV_Mod_ProjectCost , ex:MV_Mod_LVR , ex:MV_Mod_Interest , ex:MV_Mod_Rooms , ex:MV_Mod_Tariff , ex:MV_Mod_Vacancy , ex:MV_Mod_Opex , ex:MV_Mod_RentGrowth , ex:MV_Mod_ValueGrowth ; |
| 593 | pbo:yields ex:MV_Mod_NOI , ex:MV_Mod_CashFlow , ex:MV_Mod_CoC , ex:MV_Mod_IRR . |
| 594 | ex:MV_Mod_ProjectCost a pbo:MetricValue ; pbo:metric pbo:Metric_ProjectCost ; pbo:numericValue 1200000 ; pbo:unit "AUD" . |
| 595 | ex:MV_Mod_LVR a pbo:MetricValue ; pbo:metric pbo:Metric_LVR ; pbo:numericValue 70 ; pbo:unit "percent" . |
| 596 | ex:MV_Mod_Interest a pbo:MetricValue ; pbo:metric pbo:Metric_InterestRate ; pbo:numericValue 6.5 ; pbo:unit "percent" ; pbo:basisNote "interest-only" . |
| 597 | ex:MV_Mod_Rooms a pbo:MetricValue ; pbo:metric pbo:Metric_WeeklyRoomTariff ; pbo:numericValue 6 ; pbo:unit "rooms" ; pbo:basisNote "room count assumption" . |
| 598 | ex:MV_Mod_Tariff a pbo:MetricValue ; pbo:metric pbo:Metric_WeeklyRoomTariff ; pbo:numericValue 360 ; pbo:unit "AUD_per_week" . |
| 599 | ex:MV_Mod_Vacancy a pbo:MetricValue ; pbo:metric pbo:Metric_EconomicVacancy ; pbo:numericValue 7 ; pbo:unit "percent" . |
| 600 | ex:MV_Mod_Opex a pbo:MetricValue ; pbo:metric pbo:Metric_OperatingExpenseRatio ; pbo:numericValue 28 ; pbo:unit "percent" . |
| 601 | ex:MV_Mod_RentGrowth a pbo:MetricValue ; pbo:metric pbo:Metric_RentGrowth ; pbo:numericValue 3 ; pbo:unit "percent" . |
| 602 | ex:MV_Mod_ValueGrowth a pbo:MetricValue ; pbo:metric pbo:Metric_ValueGrowth ; pbo:numericValue 4 ; pbo:unit "percent" . |
| 603 | ex:MV_Mod_NOI a pbo:MetricValue ; pbo:metric pbo:Metric_NOI ; pbo:numericValue 75209 ; pbo:unit "AUD" . |
| 604 | ex:MV_Mod_CashFlow a pbo:MetricValue ; pbo:metric pbo:Metric_YearOneCashFlow ; pbo:numericValue 20609 ; pbo:unit "AUD" . |
| 605 | ex:MV_Mod_CoC a pbo:MetricValue ; pbo:metric pbo:Metric_CashOnCash ; pbo:numericValue 5.7 ; pbo:unit "percent" . |
| 606 | ex:MV_Mod_IRR a pbo:MetricValue ; pbo:metric pbo:Metric_IRR ; pbo:numericValue 15.2 ; pbo:unit "percent" ; pbo:basisNote "ten-year levered IRR" . |
| 607 | |
| 608 | ex:Scenario_Conservative a pbo:FinancialScenario ; rdfs:label "Six-room rooming house: conservative scenario" ; pbo:scenarioName "conservative" ; |
| 609 | pbo:scenarioForModel pbo:OperatingModel_OwnerOperated ; pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:assertedIn ex:Doc_201_AUReport ; |
| 610 | pbo:assumes ex:MV_Con_LVR , ex:MV_Con_Interest , ex:MV_Con_Tariff , ex:MV_Con_Vacancy , ex:MV_Con_Opex ; |
| 611 | pbo:yields ex:MV_Con_CashFlow , ex:MV_Con_IRR . |
| 612 | ex:MV_Con_LVR a pbo:MetricValue ; pbo:metric pbo:Metric_LVR ; pbo:numericValue 65 ; pbo:unit "percent" . |
| 613 | ex:MV_Con_Interest a pbo:MetricValue ; pbo:metric pbo:Metric_InterestRate ; pbo:numericValue 7.5 ; pbo:unit "percent" . |
| 614 | ex:MV_Con_Tariff a pbo:MetricValue ; pbo:metric pbo:Metric_WeeklyRoomTariff ; pbo:numericValue 320 ; pbo:unit "AUD_per_week" . |
| 615 | ex:MV_Con_Vacancy a pbo:MetricValue ; pbo:metric pbo:Metric_EconomicVacancy ; pbo:numericValue 12 ; pbo:unit "percent" . |
| 616 | ex:MV_Con_Opex a pbo:MetricValue ; pbo:metric pbo:Metric_OperatingExpenseRatio ; pbo:numericValue 32 ; pbo:unit "percent" . |
| 617 | ex:MV_Con_CashFlow a pbo:MetricValue ; pbo:metric pbo:Metric_YearOneCashFlow ; pbo:numericValue 1244 ; pbo:unit "AUD" . |
| 618 | ex:MV_Con_IRR a pbo:MetricValue ; pbo:metric pbo:Metric_IRR ; pbo:numericValue 5.5 ; pbo:unit "percent" . |
| 619 | |
| 620 | ex:Scenario_Aggressive a pbo:FinancialScenario ; rdfs:label "Six-room rooming house: aggressive scenario" ; pbo:scenarioName "aggressive" ; |
| 621 | pbo:scenarioForModel pbo:OperatingModel_OwnerOperated ; pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:assertedIn ex:Doc_201_AUReport ; |
| 622 | pbo:assumes ex:MV_Agg_LVR , ex:MV_Agg_Interest , ex:MV_Agg_Tariff , ex:MV_Agg_Vacancy , ex:MV_Agg_Opex ; |
| 623 | pbo:yields ex:MV_Agg_CashFlow , ex:MV_Agg_IRR . |
| 624 | ex:MV_Agg_LVR a pbo:MetricValue ; pbo:metric pbo:Metric_LVR ; pbo:numericValue 75 ; pbo:unit "percent" . |
| 625 | ex:MV_Agg_Interest a pbo:MetricValue ; pbo:metric pbo:Metric_InterestRate ; pbo:numericValue 5.75 ; pbo:unit "percent" . |
| 626 | ex:MV_Agg_Tariff a pbo:MetricValue ; pbo:metric pbo:Metric_WeeklyRoomTariff ; pbo:numericValue 410 ; pbo:unit "AUD_per_week" . |
| 627 | ex:MV_Agg_Vacancy a pbo:MetricValue ; pbo:metric pbo:Metric_EconomicVacancy ; pbo:numericValue 4 ; pbo:unit "percent" . |
| 628 | ex:MV_Agg_Opex a pbo:MetricValue ; pbo:metric pbo:Metric_OperatingExpenseRatio ; pbo:numericValue 25 ; pbo:unit "percent" . |
| 629 | ex:MV_Agg_CashFlow a pbo:MetricValue ; pbo:metric pbo:Metric_YearOneCashFlow ; pbo:numericValue 40352 ; pbo:unit "AUD" . |
| 630 | ex:MV_Agg_IRR a pbo:MetricValue ; pbo:metric pbo:Metric_IRR ; pbo:numericValue 25.9 ; pbo:unit "percent" . |
| 631 | |
| 632 | # --------------------------------------------------------------------------- |
| 633 | # Market claims preserved as conflicting metric values (CQ-011, ISSUE-001/003) |
| 634 | # --------------------------------------------------------------------------- |
| 635 | ex:Claim_Yield_YIP a pbo:MetricValue ; rdfs:label "Rooming gross yield 10-15% (YIP 2011)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 10 ; pbo:upperValue 15 ; pbo:unit "percent" ; |
| 636 | pbo:assertedIn ex:Doc_0016_YIP ; pbo:describesJurisdiction ex:AU ; pbo:claimDate "2011-11-22"^^xsd:date ; pbo:basisNote "Gross; net 7-12% after higher running costs; broker commentary." . |
| 637 | ex:Claim_Yield_Indigo a pbo:MetricValue ; rdfs:label "Purpose-built rooming gross yield 8-12%+ (Indigo)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 8 ; pbo:upperValue 12 ; pbo:unit "percent" ; |
| 638 | pbo:assertedIn ex:Doc_0024_Indigo ; pbo:describesJurisdiction ex:BCC ; pbo:basisNote "Example six rooms at $200/week on $700k = 8.9%." . |
| 639 | ex:Claim_Yield_NPA a pbo:MetricValue ; rdfs:label "Rooming house yield 10%+ (New Property Australia)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 10 ; pbo:unit "percent" ; |
| 640 | pbo:assertedIn ex:Doc_0036_NPA ; pbo:describesJurisdiction ex:BCC ; pbo:claimDate "2023-01-01"^^xsd:date ; pbo:basisNote "Up to five studios; owner pays shared-area costs." . |
| 641 | ex:Claim_Yield_BAC a pbo:MetricValue ; rdfs:label "HMO gross yield 10%+ from 5% baseline (Buyers Agency Co)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 10 ; pbo:unit "percent" ; |
| 642 | pbo:assertedIn ex:Doc_0040_BAC ; pbo:describesJurisdiction ex:WA ; pbo:basisNote "Rent-by-the-room; landlord covers utilities." . |
| 643 | ex:Claim_Yield_PropertyDirect a pbo:MetricValue ; rdfs:label "Up to 8% gross yield (Property Direct)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 8 ; pbo:unit "percent" ; |
| 644 | pbo:assertedIn ex:Doc_0041_PropertyDirect ; pbo:describesJurisdiction ex:BCC ; pbo:basisNote "$1.2M package, five rooms at $400/week, 5% vacancy allowance; estimate only." . |
| 645 | ex:Claim_Yield_Echo a pbo:MetricValue ; rdfs:label "Rooming house yields 10-12%+ (Echo Property Group)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 10 ; pbo:upperValue 12 ; pbo:unit "percent" ; |
| 646 | pbo:assertedIn ex:Doc_0017_Echo ; pbo:describesJurisdiction ex:SEQ ; pbo:claimDate "2025-06-25"^^xsd:date ; pbo:basisNote "Promotional comparison against commercial 4-7%." . |
| 647 | ex:Claim_Yield_CombinedCapitals a pbo:MetricValue ; rdfs:label "Combined-capital conventional gross yield 3.45% (Cotality via SRC-201)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 3.45 ; pbo:unit "percent" ; |
| 648 | pbo:assertedIn ex:Doc_201_AUReport ; pbo:describesJurisdiction ex:AU ; pbo:claimDate "2026-05-01"^^xsd:date ; pbo:basisNote "Conventional residential; Brisbane at record lows." . |
| 649 | ex:Claim_Yield_DualIncome a pbo:MetricValue ; rdfs:label "Dual income duplex gross yield 6.4% vs single dwelling 4.5% (APE)" ; pbo:metric pbo:Metric_GrossYield ; pbo:numericValue 6.4 ; pbo:unit "percent" ; |
| 650 | pbo:assertedIn ex:Doc_0025_APE ; pbo:describesJurisdiction ex:BCC ; pbo:claimDate "2026-07-16"^^xsd:date ; pbo:basisNote "$720k purchase, $880/week combined rent." . |
| 651 | ex:Claim_BreakEven_Coliving_A a pbo:MetricValue ; rdfs:label "Master-lease coliving break-even 6-12 months (Everything Coliving L91)" ; pbo:metric pbo:Metric_BreakEvenMonths ; pbo:numericValue 6 ; pbo:upperValue 12 ; pbo:unit "months" ; |
| 652 | pbo:assertedIn ex:Doc_0021_EverythingColiving ; pbo:claimDate "2026-04-01"^^xsd:date . |
| 653 | ex:Claim_BreakEven_Coliving_B a pbo:MetricValue ; rdfs:label "Master-lease coliving break-even 12-18 months (Everything Coliving L25)" ; pbo:metric pbo:Metric_BreakEvenMonths ; pbo:numericValue 12 ; pbo:upperValue 18 ; pbo:unit "months" ; |
| 654 | pbo:assertedIn ex:Doc_0021_EverythingColiving ; pbo:claimDate "2026-04-01"^^xsd:date ; pbo:basisNote "Conflicts with the 6-12 month figure in the same source (ISSUE-003)." . |
| 655 | ex:Claim_Occupancy_Coliving a pbo:MetricValue ; rdfs:label "Established coliving operators average 93% occupancy; break-even 70-80%" ; pbo:metric pbo:Metric_Occupancy ; pbo:numericValue 93 ; pbo:unit "percent" ; |
| 656 | pbo:assertedIn ex:Doc_0021_EverythingColiving ; pbo:claimDate "2026-04-01"^^xsd:date . |
| 657 | ex:Claim_Vacancy_GreaterBrisbane a pbo:MetricValue ; rdfs:label "Greater Brisbane vacancy 0.8% (REIQ Q2 2026 via SRC-201)" ; pbo:metric pbo:Metric_VacancyRate ; pbo:numericValue 0.8 ; pbo:unit "percent" ; |
| 658 | pbo:assertedIn ex:Doc_201_AUReport ; pbo:describesJurisdiction ex:SEQ ; pbo:claimDate "2026-06-30"^^xsd:date ; pbo:basisNote "REIQ method; Cotality reports 1.9% for the same period." . |
| 659 | ex:Claim_Vacancy_Melbourne a pbo:MetricValue ; rdfs:label "Metropolitan Melbourne vacancy 2.6% (REIV July 2026 via SRC-201)" ; pbo:metric pbo:Metric_VacancyRate ; pbo:numericValue 2.6 ; pbo:unit "percent" ; |
| 660 | pbo:assertedIn ex:Doc_201_AUReport ; pbo:describesJurisdiction ex:GreaterMelbourne ; pbo:claimDate "2026-07-31"^^xsd:date . |
| 661 | ex:Claim_FeePct_PMVA a pbo:MetricValue ; rdfs:label "Management fee 7% of rent (PMVA example)" ; pbo:metric pbo:Metric_ManagementFeeIncome ; pbo:numericValue 7 ; pbo:unit "percent" ; pbo:assertedIn ex:Doc_0014_PMVA . |
| 662 | ex:Claim_FeePct_YIP a pbo:MetricValue ; rdfs:label "Multi-occupancy management fee up to 12% (YIP 2011)" ; pbo:metric pbo:Metric_ManagementFeeIncome ; pbo:numericValue 12 ; pbo:unit "percent" ; pbo:assertedIn ex:Doc_0016_YIP ; pbo:claimDate "2011-11-22"^^xsd:date . |
| 663 | ex:Prop_Bris_6Room pbo:hasMetricValue ex:Claim_Yield_Indigo . |
| 664 | pbo:Strategy_RoomingHouse pbo:hasMetricValue ex:Claim_Yield_YIP , ex:Claim_Yield_Indigo , ex:Claim_Yield_NPA , ex:Claim_Yield_BAC , ex:Claim_Yield_PropertyDirect , ex:Claim_Yield_Echo . |
| 665 | pbo:Strategy_DualIncome pbo:hasMetricValue ex:Claim_Yield_DualIncome . |
| 666 | pbo:Strategy_BuyAndHold pbo:hasMetricValue ex:Claim_Yield_CombinedCapitals . |
| 667 | pbo:OperatingModel_MasterLease pbo:hasMetricValue ex:Claim_BreakEven_Coliving_A , ex:Claim_BreakEven_Coliving_B , ex:Claim_Occupancy_Coliving . |
| 668 | |
| 669 | # --------------------------------------------------------------------------- |
| 670 | # Ownership structure characteristics (CQ-005, EV-041, EV-042, EV-136) |
| 671 | # --------------------------------------------------------------------------- |
| 672 | pbo:Structure_Individual pbo:hasCharacteristic ex:Char_Ind_NegGearing . |
| 673 | ex:Char_Ind_NegGearing a pbo:StructureCharacteristic ; pbo:characteristicNote "Easiest for first-timers leveraging negative gearing; best with low personal risk." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 674 | pbo:Structure_JointTenants pbo:hasCharacteristic ex:Char_JT_Survivorship . |
| 675 | ex:Char_JT_Survivorship a pbo:StructureCharacteristic ; pbo:characteristicNote "Equal shares; ownership passes to the surviving partner." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 676 | pbo:Structure_TenantsInCommon pbo:hasCharacteristic ex:Char_TIC_Estate . |
| 677 | ex:Char_TIC_Estate a pbo:StructureCharacteristic ; pbo:characteristicNote "Each holds a specific share that passes to the estate upon death." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 678 | pbo:Structure_DiscretionaryTrust pbo:hasCharacteristic ex:Char_DT_Streaming , ex:Char_DT_AssetProtection , ex:Char_DT_LandTax . |
| 679 | ex:Char_DT_Streaming a pbo:StructureCharacteristic ; pbo:characteristicNote "Trustee distributes income at discretion to lower-taxed beneficiaries; suits high-income earners." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 680 | ex:Char_DT_AssetProtection a pbo:StructureCharacteristic ; pbo:characteristicNote "Offers some protection against liability." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 681 | ex:Char_DT_LandTax a pbo:StructureCharacteristic ; pbo:characteristicNote "Queensland and Victoria impose different land-tax treatment on trusts; 'buy it in a trust to save tax' is not a safe generic strategy." ; pbo:assertedIn ex:Doc_201_AUReport . |
| 682 | pbo:Structure_UnitTrust pbo:hasCharacteristic ex:Char_UT_Fixed . |
| 683 | ex:Char_UT_Fixed a pbo:StructureCharacteristic ; pbo:characteristicNote "Fixed interests suited to non-related investors wanting precise share division; provides asset protection." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 684 | pbo:Structure_Company pbo:hasCharacteristic ex:Char_Co_NoCGTDiscount . |
| 685 | ex:Char_Co_NoCGTDiscount a pbo:StructureCharacteristic ; pbo:characteristicNote "Suits high income aiming for tax minimisation but loses the 50% CGT discount." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 686 | pbo:Structure_SMSF pbo:hasCharacteristic ex:Char_SMSF_Retirement . |
| 687 | ex:Char_SMSF_Retirement a pbo:StructureCharacteristic ; pbo:characteristicNote "Suits those focused on retirement without need for short-term income or immediate liquidity." ; pbo:assertedIn ex:Doc_0008_ListonNewton . |
| 688 | |
| 689 | # Tax classifications on parties/activities (EV-022, EV-133) |
| 690 | ex:Investor_A pbo:hasTaxClassification pbo:Tax_RentalInvestment . |
| 691 | ex:OperatorCo pbo:hasTaxClassification pbo:Tax_RentalBusiness . |
| 692 | ex:RoomingAgreement_Bris_R1 pbo:hasTaxClassification pbo:Tax_InputTaxedResidentialRent . |
| 693 | |
| 694 | # --------------------------------------------------------------------------- |
| 695 | # Business planning artefacts (CQ-008) |
| 696 | # --------------------------------------------------------------------------- |
| 697 | ex:Template_SmartBusinessPlans a pbo:BusinessPlan ; rdfs:label "Property development business plan structure (Smart Business Plans Australia)" ; pbo:assertedIn ex:Doc_0001_SmartBP ; |
| 698 | pbo:recommendsSection pbo:Section_ExecutiveSummary , pbo:Section_CompanyDescription , pbo:Section_MarketAnalysis , pbo:Section_DevelopmentStrategy , pbo:Section_MarketingAndSales , pbo:Section_FinancialProjections , pbo:Section_OperationalPlan , pbo:Section_RiskAndContingency , pbo:Section_ExitStrategy . |
| 699 | ex:Template_ProfBP_IM a pbo:InformationMemorandum ; rdfs:label "Information memorandum structure (Professional Business Plans)" ; pbo:assertedIn ex:Doc_0010_ProfBP ; |
| 700 | pbo:recommendsSection pbo:Section_ExecutiveSummary , pbo:Section_ProjectDescription , pbo:Section_LocationDetails , pbo:Section_TimelineMilestones , pbo:Section_TeamCredentials , pbo:Section_MarketingAndSales , pbo:Section_FinancialProjections , pbo:Section_InvestmentOffer , pbo:Section_RiskAndContingency . |
| 701 | ex:Template_PMVA a pbo:BusinessPlan ; rdfs:label "Property management business plan structure (PMVA / combined guide)" ; pbo:assertedIn ex:Doc_0014_PMVA ; |
| 702 | pbo:recommendsSection pbo:Section_ExecutiveSummary , pbo:Section_CompanyDescription , pbo:Section_MarketAnalysis , pbo:Section_ServicesAndFees , pbo:Section_MarketingAndSales , pbo:Section_OperationalPlan , pbo:Section_TechnologyStrategy , pbo:Section_StaffingPlan , pbo:Section_FinancialProjections , pbo:Section_ComplianceTrustAccounting , pbo:Section_RiskAndContingency , pbo:Section_KPIs . |
| 703 | ex:Feasibility_Bris a pbo:FeasibilityStudy ; rdfs:label "Feasibility study for the Brisbane six-room conversion" ; pbo:publicationDate "2025-09-30"^^xsd:date . |
| 704 | |
| 705 | # --------------------------------------------------------------------------- |
| 706 | # Development project and phases (EV-105) |
| 707 | # --------------------------------------------------------------------------- |
| 708 | pbo:Phase_AcquisitionScreening pbo:phaseOrder 1 ; pbo:precedes pbo:Phase_ConditionalDueDiligence . |
| 709 | pbo:Phase_ConditionalDueDiligence pbo:phaseOrder 2 ; pbo:precedes pbo:Phase_ConceptAndApprovals . |
| 710 | pbo:Phase_ConceptAndApprovals pbo:phaseOrder 3 ; pbo:precedes pbo:Phase_Construction . |
| 711 | pbo:Phase_Construction pbo:phaseOrder 4 ; pbo:precedes pbo:Phase_Completion . |
| 712 | pbo:Phase_Completion pbo:phaseOrder 5 ; pbo:precedes pbo:Phase_OperatingApprovals . |
| 713 | pbo:Phase_OperatingApprovals pbo:phaseOrder 6 ; pbo:precedes pbo:Phase_LeaseUp . |
| 714 | pbo:Phase_LeaseUp pbo:phaseOrder 7 ; pbo:precedes pbo:Phase_OngoingOperation . |
| 715 | pbo:Phase_OngoingOperation pbo:phaseOrder 8 . |
| 716 | ex:Project_Bris6Room a pbo:DevelopmentProject ; rdfs:label "Brisbane six-room purpose-built rooming house project" ; |
| 717 | pbo:concernsAsset ex:Prop_Bris_6Room ; pbo:usesStrategy pbo:Strategy_SmallScaleDevelopment , pbo:Strategy_RoomingHouse ; |
| 718 | pbo:hasPhase pbo:Phase_AcquisitionScreening , pbo:Phase_ConditionalDueDiligence , pbo:Phase_ConceptAndApprovals , pbo:Phase_Construction , pbo:Phase_Completion , pbo:Phase_OperatingApprovals , pbo:Phase_LeaseUp ; |
| 719 | pbo:producesArtefact ex:Feasibility_Bris ; |
| 720 | pbo:hasDecisionGate ex:Gate_Planning , ex:Gate_BuildingFire , ex:Gate_Finance , ex:Gate_Operating ; |
| 721 | pbo:hasRisk ex:Risk_ConstructionCost , ex:Risk_PlanningUse ; |
| 722 | pbo:hasParticipation ex:Part_Proj_Developer , ex:Part_Proj_Planner . |
| 723 | ex:Part_Proj_Developer a pbo:Participation ; pbo:participant ex:HoldingTrust_A ; pbo:inRole pbo:Role_Developer ; pbo:participationContext ex:Project_Bris6Room . |
| 724 | ex:Part_Proj_Planner a pbo:Participation ; pbo:participant ex:TownPlannerFirm ; pbo:inRole pbo:Role_Adviser ; pbo:participationContext ex:Project_Bris6Room . |
| 725 | |
| 726 | # --------------------------------------------------------------------------- |
| 727 | # Property-management services, workflows, KPIs (CQ-013, EV-154 to EV-159) |
| 728 | # --------------------------------------------------------------------------- |
| 729 | ex:Service_RentCollection a pbo:Service ; rdfs:label "Rent collection and arrears management" ; pbo:hasFeeModel pbo:Fee_PercentOfRent ; pbo:feePercentOfRent 7 ; pbo:supportedByWorkflow ex:Workflow_RentCollection , ex:Workflow_Arrears ; pbo:measuredBy pbo:Metric_Arrears . |
| 730 | ex:Service_TenantScreening a pbo:Service ; rdfs:label "Tenant screening and leasing" ; pbo:hasFeeModel pbo:Fee_Letting , pbo:Fee_Advertising ; pbo:supportedByWorkflow ex:Workflow_Leasing ; pbo:measuredBy pbo:Metric_DaysToLease . |
| 731 | ex:Service_RoutineInspection a pbo:Service ; rdfs:label "Routine inspections" ; pbo:hasFeeModel pbo:Fee_PercentOfRent ; pbo:supportedByWorkflow ex:Workflow_Inspections . |
| 732 | ex:Service_MaintenanceCoordination a pbo:Service ; rdfs:label "Maintenance coordination" ; pbo:hasFeeModel pbo:Fee_PercentOfRent , pbo:Fee_Ancillary ; pbo:supportedByWorkflow ex:Workflow_Maintenance . |
| 733 | ex:Workflow_RentCollection a pbo:Workflow ; rdfs:label "Rent collection workflow" . |
| 734 | ex:Workflow_Arrears a pbo:Workflow ; rdfs:label "Arrears workflow: automated reminders, escalation, notice" . |
| 735 | ex:Workflow_Leasing a pbo:Workflow ; rdfs:label "Leasing workflow: marketing, application, screening, lease preparation, bond" . |
| 736 | ex:Workflow_Inspections a pbo:Workflow ; rdfs:label "Routine inspection workflow" . |
| 737 | ex:Workflow_Maintenance a pbo:Workflow ; rdfs:label "Maintenance workflow: emergency/urgent/routine triage, contractor control, records" . |
| 738 | |
| 739 | # --------------------------------------------------------------------------- |
| 740 | # Data sources (CQ-009, EV-140 to EV-144, EV-170 to EV-175) |
| 741 | # --------------------------------------------------------------------------- |
| 742 | ex:DS_PLS a pbo:DataSource ; rdfs:label "Queensland Property Location Service" ; pbo:publishedBy ex:QLD_Government ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:QLD ; |
| 743 | pbo:suppliesAttribute pbo:Attr_Address ; pbo:refreshCadence "daily" ; pbo:licenceNote "Free, no authentication for the public service." . |
| 744 | ex:DS_GNAF a pbo:DataSource ; rdfs:label "G-NAF Geocoded National Address File" ; pbo:publishedBy ex:GeoscapeGNAF ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:AU ; |
| 745 | pbo:suppliesAttribute pbo:Attr_Address ; pbo:refreshCadence "quarterly release" ; pbo:licenceNote "Open licence via data.gov.au." . |
| 746 | ex:DS_QSCF a pbo:DataSource ; rdfs:label "Queensland Spatial Cadastral Fabric" ; pbo:publishedBy ex:QLD_Government ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:QLD ; |
| 747 | pbo:suppliesAttribute pbo:Attr_ParcelBoundary ; pbo:refreshCadence "weekly" . |
| 748 | ex:DS_BCC_CityPlan a pbo:DataSource ; rdfs:label "Brisbane City Plan open data (zoning, overlays, flood metrics)" ; pbo:publishedBy ex:BrisbaneCityCouncil ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:BCC ; |
| 749 | pbo:suppliesAttribute pbo:Attr_Zoning , pbo:Attr_FloodHazard ; pbo:refreshCadence "change-driven; flood parcel metrics roughly four-weekly" . |
| 750 | ex:DS_DevelopmentI a pbo:DataSource ; rdfs:label "Brisbane Development.i" ; pbo:publishedBy ex:BrisbaneCityCouncil ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:BCC ; |
| 751 | pbo:suppliesAttribute pbo:Attr_DevelopmentApplication ; pbo:refreshCadence "daily" . |
| 752 | ex:DS_SchoolCatchments a pbo:DataSource ; rdfs:label "Queensland school catchment boundaries (KML)" ; pbo:publishedBy ex:QLD_Education ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:QLD ; |
| 753 | pbo:suppliesAttribute pbo:Attr_SchoolCatchment ; pbo:refreshCadence "annual" . |
| 754 | ex:DS_TranslinkGTFS a pbo:DataSource ; rdfs:label "Translink GTFS static and realtime" ; pbo:publishedBy ex:Translink ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:SEQ ; |
| 755 | pbo:suppliesAttribute pbo:Attr_TransportAccess ; pbo:refreshCadence "on publication; realtime feed" ; pbo:licenceNote "CC BY" . |
| 756 | ex:DS_ABSCensus a pbo:DataSource ; rdfs:label "ABS Census DataPacks (SA1)" ; pbo:publishedBy ex:ABS ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:AU ; |
| 757 | pbo:suppliesAttribute pbo:Attr_Demographics ; pbo:refreshCadence "census cycle" . |
| 758 | ex:DS_QGSO a pbo:DataSource ; rdfs:label "QGSO population projections, housing profiles and development pipeline" ; pbo:publishedBy ex:QGSO ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:QLD ; |
| 759 | pbo:suppliesAttribute pbo:Attr_Demographics , pbo:Attr_DevelopmentPipeline , pbo:Attr_Transaction ; pbo:refreshCadence "quarterly / release-driven" . |
| 760 | ex:DS_RTA_Rents a pbo:DataSource ; rdfs:label "RTA quarterly median rents from bond lodgements" ; pbo:publishedBy ex:RTA ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:QLD ; |
| 761 | pbo:suppliesAttribute pbo:Attr_Rent ; pbo:refreshCadence "quarterly" ; pbo:licenceNote "Aggregate, not property-level." . |
| 762 | ex:DS_QPS_Crime a pbo:DataSource ; rdfs:label "QPS crime statistics and map" ; pbo:publishedBy ex:QPS ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:QLD ; |
| 763 | pbo:suppliesAttribute pbo:Attr_Crime ; pbo:refreshCadence "daily map extract; monthly reporting" . |
| 764 | ex:DS_QLD_FutureClimate a pbo:DataSource ; rdfs:label "Queensland Future Climate projections" ; pbo:publishedBy ex:QLD_Government ; pbo:accessTier pbo:Tier_OpenAuthoritative ; pbo:coversJurisdiction ex:QLD ; |
| 765 | pbo:suppliesAttribute pbo:Attr_ClimateProjection ; pbo:refreshCadence "release-driven" . |
| 766 | ex:DS_TitlesQLD a pbo:DataSource ; rdfs:label "Titles Queensland title search" ; pbo:publishedBy ex:TitlesQueensland ; pbo:accessTier pbo:Tier_PublicPaid ; pbo:coversJurisdiction ex:QLD ; |
| 767 | pbo:suppliesAttribute pbo:Attr_Ownership , pbo:Attr_Title ; pbo:refreshCadence "on demand" ; pbo:licenceNote "Paid government source; not to be built by scraping." . |
| 768 | ex:DS_ValuerGeneral a pbo:DataSource ; rdfs:label "Queensland Valuer-General sales and statutory land valuations (QVAS)" ; pbo:publishedBy ex:ValuerGeneralQLD ; pbo:accessTier pbo:Tier_PublicPaid ; pbo:coversJurisdiction ex:QLD ; |
| 769 | pbo:suppliesAttribute pbo:Attr_Transaction , pbo:Attr_Valuation ; pbo:refreshCadence "on demand / broker feed" ; pbo:licenceNote "$10.54 abbreviated, $21.13 full sale search (GST-free)." . |
| 770 | ex:DS_OFT_Register a pbo:DataSource ; rdfs:label "Queensland OFT licensed agent register" ; pbo:publishedBy ex:OFT_QLD ; pbo:accessTier pbo:Tier_PublicPaid ; pbo:coversJurisdiction ex:QLD ; |
| 771 | pbo:suppliesAttribute pbo:Attr_AgentLicence ; pbo:refreshCadence "overnight" ; pbo:licenceNote "Bulk requests for marketing restricted." . |
| 772 | ex:DS_PropTrack a pbo:DataSource ; rdfs:label "PropTrack APIs (transactions, listings, attributes, AVM, HPI)" ; pbo:publishedBy ex:PropTrack ; pbo:accessTier pbo:Tier_Commercial ; pbo:coversJurisdiction ex:AU ; |
| 773 | pbo:suppliesAttribute pbo:Attr_Transaction , pbo:Attr_Listing , pbo:Attr_DwellingAttributes , pbo:Attr_Valuation , pbo:Attr_Address ; pbo:refreshCadence "near real-time / monthly HPI" . |
| 774 | ex:DS_Domain a pbo:DataSource ; rdfs:label "Domain developer API packages" ; pbo:publishedBy ex:DomainGroup ; pbo:accessTier pbo:Tier_Commercial ; pbo:coversJurisdiction ex:AU ; |
| 775 | pbo:suppliesAttribute pbo:Attr_Listing , pbo:Attr_Valuation , pbo:Attr_Address , pbo:Attr_DwellingAttributes ; pbo:refreshCadence "near real-time; webhooks" . |
| 776 | ex:DS_REA_Partner a pbo:DataSource ; rdfs:label "REA Partner Platform Campaign and Leads APIs" ; pbo:publishedBy ex:REA ; pbo:accessTier pbo:Tier_FirstParty ; pbo:coversJurisdiction ex:AU ; |
| 777 | pbo:suppliesAttribute pbo:Attr_PortalEngagement ; pbo:refreshCadence "webhook / near real-time" ; pbo:licenceNote "Authorised customer's own campaigns and listings only." . |