Frequently asked questions

Here are answers to the most frequently asked questions about investing with us.


Lease terms

The advertised rent is the gross rent before fees and charges have been deducted.

What are the outgoing costs?

As a landlord you will retain responsibility for some outgoing costs:

  • council rates
  • water rates (usage reimbursed by DHA)
  • strata rates (if applicable)
  • land tax (dependent on the state of purchase and your personal circumstances)
  • insurance (please refer to the DHA Lease Agreement)
  • termite inspections (at your discretion)
  • repairs and maintenance (please refer to the DHA Lease Agreement and Property Care Contract)

We understand that personal circumstances can change, and that you may need to sell the property during the term of the lease.

You can sell the property at any time, however the property must be sold with the remainder of the lease intact.

At the end of the lease agreement, the property is returned to you. This means you can move in, rent privately or sell as you wish.

DHA will ensure all appliances are in working order (excepting fair wear and tear); the property is professionally cleaned throughout; and the dwelling, grounds and landscaping are in neat and tidy condition.

View all of the frequently asked questions about leasing your property to DHA here.


Almost anyone is eligible to buy a DHA investment property. You don’t have to be a Defence member, in fact the majority of our investors have no connection to Defence at all.

If you are a Defence Member, keep in mind your entitlements may be affected if you post to the same location as your investment property.

If investing through an entity, you can invest with us through a:

  • company
  • trust
  • self managed super fund

Many of our properties are purchased by entities such as these. They benefit from our long lease terms, reliable rental income, and property care agreements.

If you're an overseas investor, you can invest with us:

You must:

  • have an Australian bank account
  • be eligible to invest in Australia

The Foreign Investment Review Board provides information on who can invest in Australia. You should also seek advice from a financial expert.

Yes, almost anyone can purchase a DHA investment property. However, it is important to be aware that your housing and rent entitlement subsidy (as set by the Department of Defence) may be affected if you are posted to the same location as your DHA leased investment property.

Please refer to the Pay and Conditions Manual (PACMAN), Chapter 7 (7.2.18 Home leased for commercial purposes) for more information.

Companies, trusts and self-managed super funds can purchase a DHA investment property or lease a property to us. A large number of our properties have been purchased by such entities and benefit from our long-term lease, zero vacancy, reliable rental income and fixed management fee.

A DHA investment property is well suited to an investor looking for a minimal effort investment, and we do have investors who do not reside in Australia.

In order to purchase a DHA investment property, you must have an Australian bank account and be eligible to invest. If you are a ‘foreign person’, as defined by the Foreign Investment Review Board, you should seek independent professional advice about your eligibility to invest with DHA.

Sales process

Our properties are priced based on market valuation and are considered fair market value.

The prices of our properties are fixed and are not negotiable.

Our properties are typically sold via a ballot system which takes place fortnightly. The ballot system gives anyone interested in investing in our product an equal opportunity to do so.

The ballot is an automated process with investors who have entered the ballot chosen at random and given the opportunity to purchase the property they have selected.

The key to success in the ballot is being open to investing in a wide range of properties; the more properties an investor selects in the ballot, the greater the chance of securing a property. An investor who is successful in the ballot will only be allocated one of the properties they have selected.

Properties are released fortnightly and are available to view on our website tagged as ‘Coming soon’. These properties are then available for purchase through the ballot which takes place nine days after being released.

Yes, this is encouraged. Entering the ballot with multiple property preferences will inevitably improve your chance of success.

However an investor who is successful in the ballot will only be allocated to one of the properties they have selected.

You may notice that some properties are marked as "Buy now". These properties are available for immediate purchase, without the need to go through the ballot.

If you're interested in one of these properties simply contact your Sales consultant or register your interest and we will take you through the next steps to purchase the property.

To protect the privacy of our Defence members we do not publish the addresses of properties for sale.

However, once you have provided your finance documentation, we can provide you with the property address upon written request.

Our properties are usually occupied throughout the sales process. Once a property has been secured, and after payment of the $2,000 holding deposit, a full inspection can be undertaken by appointment.

Under no circumstances are you to approach the property or the occupant without an appointment. You are also not authorised to take photos, look through windows or over fences. This is to protect the privacy of the occupants.

It is strongly recommended you engage the services of a solicitor or conveyancer, licensed to practice in the state or territory of the property you are purchasing.
Should the purchase not proceed, the $2,000 deposit will be refunded.
We don't provide or arrange lending services, instead we encourage you to seek independent advice to find the right loan product and structure for your situation. We do have links to financial calculators which can help you determine your borrowing capacity.

General knowledge

Yield is a measure of how much cash an asset produces each year as a percentage of that asset’s value.

For property, the yield is the annual gross rental income expressed as a percentage of the purchase price of the property.

Gross rental yield = annual rental income (weekly rental incomes x 52 weeks) / property price x 100.

For example, for a property with a purchase price of $400,000 and weekly rent of $350:

(52 weeks x $350 weekly rent) / $400,000 purchase price x 100 = 4.55% gross rental yield

The estimated outgoing costs for each property will be listed where possible in the property listings.

Have more questions?

Contact us by calling 133 342 or make an enquiry online.

Rent may be subject to abatement under certain circumstances such as loss of enjoyment or amenity, or breach of lease terms. Rent is paid where the property is habitable. Should a property become uninhabitable during the term of the lease, or lessor breaches the lease terms, the rent may cease or abate and lease may be terminated by DHA. Guaranteed rent is subject to the terms of the lease. DHA does not take into account an investor’s objectives or financial needs. Investors should always seek appropriate independent advice before making any investment decisions with DHA.