Sep 10, 2025, 11:04
by
Defence Housing Australia
DHA’s leasing program is constantly evolving to deliver the best results for our landlords and the Defence members living in our homes. Our Myth Buster Series aims to clarify any potential myths you may have heard about investing with DHA and provide accurate information. |
Myth: DHA only looks for houses
Fact: No, diversification is defining DHA’s portfolio giving Defence members more choice in how they live.
Australia’s rental market has undergone a profound shift in recent years as tenants search for homes that offer them the right balance of comfort, convenience and affordability.
Defence members are no exception, which opens the doors for apartment and townhouse investors wanting to secure the benefits of a lease with Defence Housing Australia (DHA).
For DHA, the key consideration is not the style or age of the property, but its condition, location, and livability. Properties that meet the requirements for layout, presentation and amenity are sought-after, particularly if they are in priority locations where Defence operations are growing.
Distance to work is also important and homes need to be within 30 kilometres of a serviced Defence base. While we review all properties within 30 kilometres, generally being closer to a base is better, particularly for apartments and townhouses.
Today, our property mix is as diverse as the Defence members we provide for. Demand for units is surging and gone is the sole focus on standalone suburban houses with big backyards.
Census data shows nearly half of Australian couple households are now child-free and Defence households are a reflection of the broader community, with more singles, more couples without children, and fewer big families needing houses with a traditional 4x2 floorplan.
This creates growing demand for variety, particularly smaller dwellings, apartments near urban centres, and townhouses in well-connected suburbs, preferably with a courtyard and a view.
The trend is more than a passing fad. National data shows that, while detached houses still account for around 70 per cent of all dwellings, demand for higher-density living is outpacing supply, with national vacancy rates dipping below one per cent and unit rents in some cities rising faster than house rents.
The good news for investors is that DHA is not locked into a narrow definition of housing. Instead, our portfolio of more than 17,000 properties is deliberately broad to meet the changing needs of Defence tenants. This includes a range of rental price points that are suitable for Defence members of different seniority and rank.
Investors with eligible properties benefit from one of the most convenient and reliable property management options in the Australian market. DHA stands out, typically offering investors:
- Long leases of up to 12 years for real security and peace of mind
- No tenant turnover costs and guaranteed1 rent even when the property is vacant
- Fixed fee property care that covers most non-structural repairs2 with no hidden surprises
- Periodic rent reviews (typically annually) by independent valuers to make sure your investment keeps pace in the market.
It important to note that every property leased by DHA is assessed on its own merits. If you think your property might meet our requirements, submit an application or talk to our team today on 133 342.
1. 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 the 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.
2. A comprehensive description of repairs included in our service and exclusions can be found in the Property Care Contract. For more information, please visit https://www.dha.gov.au/investing/property-care.