Frequently Asked Questions

Not yet. The scheme is currently a proposed survey strata scheme. The strata company does not yet exist and will come into existence on registration, at which point title to individual lots issues. The developer must use reasonable endeavours to procure registration of the Scheme Plan before the Latest Date, and will notify buyers once the Scheme Plan is registered at Landgate. Buyers have rights under section 163(3) of the Strata Titles Act 1985 in relation to delay. Because the scheme is not yet registered, the seller cannot provide minutes of any general meeting of the strata company.

Yes. Every residence is freehold survey strata. Each purchaser receives an indefeasible title to their individual lot, registered at Landgate, on freehold tenure. There is no leasehold component. Title to an individual lot issues on registration of the strata scheme.

No blanket restrictions apply, though foreign investors may need Foreign Investment Review Board (FIRB) approval under the Foreign Acquisitions and Takeovers Act 1975. Where FIRB approval is required, the contract requires application within 7 days of the Contract Date and approval within 45 days; if approval is not obtained by the deadline, the developer may terminate and refund monies in accordance with the contract. Foreign buyers may also be liable for additional transfer duty in Western Australia. Confirm your FIRB position and your duty position with your adviser before signing.

Your purchase is made under two linked agreements and both must be dealt with together. Under the Contract for Sale you may not transfer, novate or assign your rights without the developer’s prior written consent, which is not to be unreasonably withheld. Under the Development Services Agreement you may not assign the agreement at all, and you may not sell the lot before Practical Completion without the developer’s written consent, which may be withheld at the developer’s absolute discretion, and without the incoming purchaser entering a deed of covenant with the developer, on terms satisfactory to the developer, assuming all of your obligations. In practice the Development Services Agreement governs. Do not enter a contract on the assumption that you will be able to on sell before completion.

The developer is entitled under the Development Services Agreement to lodge a caveat over the lot as security for the buyer’s obligations, withdrawn once all buyer obligations (including full Delivery Fee payment) are met. Buyers may not lodge their own caveats before the strata scheme is registered.

Purchasing through an SMSF may be possible, but SMSF lending and compliance requirements are specific to your fund and are outside the scope of this FAQ. The payment structure available to an SMSF buyer may differ from the standard milestone structure and may affect the price payable. Discuss your requirements with your broker, accountant or licensed financial adviser, and with the sales team, before entering a contract.

Occupancy: the two and three bedroom lots carry a notification under section 32(2) of the Strata Titles Act 1985 recorded on the Scheme Plan, capping occupation at 3 months in any 12 month period; the four bedroom unrestricted lots have no occupancy restriction. Pets: owners and occupiers of the Short Stay Lots, the Cafe Lot and Lot 64 may not keep an animal in their lot; on the Residential Lots a pet application must be lodged and written consent of the Council obtained, with the Council to respond within 21 days or the application is deemed approved; certain dog breeds are excluded, as is any dog over 30kg unless the Council determines otherwise. These restrictions do not prevent the keeping of an assistance animal as defined in the Strata Titles Act 1985. Alterations: before any works an owner must obtain all necessary local authority approvals and permits, obtain strata consent where the works are prescribed improvements under section 88 of the Act, give the Strata Company at least 30 days written notice with full plans and specifications, and indemnify the Strata Company. Electricity infrastructure: owners and occupiers must not alter or interfere with the electrical infrastructure, embedded network or retailing infrastructure, and must not do anything that would reduce its output, including shading solar equipment. The Scheme By Laws prevail over this summary.

Two limits apply and owners should plan around the lower of them. The lots carry a notification under section 32(2) of the Strata Titles Act 1985 recorded on the Scheme Plan: no person shall occupy the dwelling on the lot for more than a total of 3 months in any 12 month period. Separately, if you join the Management Rights Scheme, the Disclosure Statement allows a maximum of 90 days of Owner’s Stay per calendar year, including 14 days complimentary Free Stay. You receive no Owner’s Revenue for any day you or your guests occupy the villa, and you remain liable for your share of Owner’s Costs.

Yes. The four bedroom unrestricted villas have no occupancy limits. Owners may use them as a permanent home, a Hasting Street Villas, or a short stay rental (self managed or through any agent). Participation in any resort letting arrangement is entirely optional, and there are no restrictions on listing platforms such as Airbnb or Stayz beyond the general Scheme By Laws that apply to all owners.

It depends on the stage and reason. If the buyer defaults on the deposit, the developer may terminate, forfeit the deposit and claim damages. If the buyer defaults on a Delivery Fee milestone, the developer may exercise its repurchase option (see Refunds and Termination below). Where a contract is terminated because a condition is not satisfied, monies are dealt with in accordance with the termination provisions of the contract. Obtain independent legal advice before attempting to exit any signed contract.

The Bay View cafe and restaurant is planned to operate as a licensed venue and is expected to be open to the general public. A liquor licence has not yet been granted and remains subject to approval. The resort pools, playground and recreational facilities are primarily for owners, their guests and short stay visitors.

Yes. Joining the Management Rights Scheme is voluntary. Subject to the terms of the Management Agreement, owners may terminate on 90 days’ written notice and re enter later by signing a new Management Agreement, subject to acceptance by the Resort Manager and the onboarding terms in place at the time. Read the Management Agreement in full before signing.

Each purchase has two components. The Contract for Sale covers the land, with title transferring on registration. The Development Services Agreement (DSA) covers design, construction and delivery of the completed dwelling, including the builder’s margin, project management, connection of services, infrastructure works, a proportionate contribution to shared resort amenities and land titling costs. The two agreements operate together: termination of either automatically terminates the other.

Per the July 2026 price list: 2 Bed Tourism Villa $650,000 including GST, fully furnished. 3 Bed Tourism Villa from $750,000 including GST, fully furnished ($750,000 standard, $800,000 variant, $850,000 premium and accessible variants). 4 Bed Hasting Street Villa $1,500,000 including GST. 4 Bed Bay View Villa from $1,650,000 including GST. Pricing varies by lot type, position and availability, and is subject to change. Confirm the current price for your lot with the sales team.

Yes, fully fixed. No rise and fall clause, no provisional sums, no escalation for labour or material cost increases, and no cost plus components. The only circumstance where costs change is where an owner requests an approved optional variation.

Minor fit out options may be available at the buyer’s cost. Structural changes and changes to finishes or floor plan layout are not permitted. All variation requests must be submitted in writing and approved by the developer. Speak to the sales team about fit out preferences.

The Delivery Fee is a fully fixed lump sum covering construction of the completed dwelling, the builder’s margin, project management and consultant coordination, development delivery and site coordination, connection of all services, infrastructure works, a proportionate contribution to shared resort amenities and common facilities, and land titling costs.

The Delivery Fee is payable in five instalments, identical across the two, three and four bedroom agreements:
10% on Settlement occurring; 15% on issue of design and engineering documents for the development; 15% on the slab for the property being poured off site; 35% on reaching lockup stage off site; and 25% on both Practical Completion being achieved and the Manager commencing operations of the relevant stage. Each instalment is payable within 14 days of the milestone being achieved and confirmed, on receipt of a demand and such evidence as the developer reasonably considers necessary. Several instalments may fall due immediately on Settlement if those milestones have already been reached.

Deposits are a percentage of the Purchase Price under the Contract for Sale (the land component), not the total package price: minimum 5% for the two and three bedroom Tourism Villas and minimum 10% for the four bedroom unrestricted villas. The deposit is due within 14 days of the Contract Date and is held in a trust account in accordance with the contract.

The Purchase Price under the Contract for Sale is inclusive of GST. Where the GST withholding regime applies, the buyer must withhold the amount specified in the GST Withholding Annexure to the contract and pay it directly to the ATO at Settlement, lodging a notice with the Commissioner before Settlement. Ensure your settlement agent and accountant review the GST Withholding Annexure to your contract and are aware of the obligation.

Yes. If a Delivery Fee milestone remains unpaid after the due date and after a formal default notice, the developer may exercise its repurchase option over the lot. Interest at the prescribed rate may also apply on overdue amounts. The applicable periods are set out in your Development Services Agreement.

Site works and early construction activities commenced in October 2025.

Site works commenced October 2025; display homes on site from September 2026; main modules arrive from November 2026; lockup December 2026 to January 2027; Practical Completion targeted March 2027; occupancy certification targeted April 2027; settlement and handover from April 2027. These dates are targets and are subject to change. The contractual Latest Date is 24 months from each Contract Date.

The resort opens in stages between Q2 and Q4 2027. Stage 1 (Q2 2027) delivers three bedroom villas on Rebecca Rise, the one bedroom apartments, reception, cafe, adult pool and BBQ areas. Stage 2 (Q3 2027) delivers villas on Conor Close plus the playground and additional parking. Stage 3 (Q4 2027) delivers villas on Kerrie Way plus the kids’ pool and additional BBQ and parking areas. Display villas are on site from September 2026. Staging and the allocation of lots to stages are subject to change. The contractual Latest Date for every contract is 24 months from its Contract Date.

For all contract types, 24 months from each individual Contract Date. The four bedroom villas currently target Practical Completion in March 2027; the tourism villas complete in stages between Q2 and Q4 2027 within the same contractual framework.

Not automatically. If finance approval is a requirement, discuss this with the sales team before executing the contract so appropriate arrangements can be considered. Confirm your finance capability early in the process.

Where the developer terminates because a condition in the contract is not satisfied, the contract provides for the deposit and amounts paid to be refunded in accordance with its terms. The specific refund provisions, and the way each amount is held before it is applied, differ between the Contract for Sale and the Development Services Agreement. Read both documents in full and obtain independent legal advice on your position before signing.

If the pre sales condition is not achieved; if required approvals cannot be obtained by the Latest Date; if funding arrangements are not acceptable to the developer before the Conditions Satisfaction Date; if the strata scheme cannot be registered by the Latest Date; or on an insolvency event. The consequences of termination in each case, including the treatment of the deposit and any amounts already paid, are set out in the contract.

The Contract for Sale is conditional on the developer entering contracts for sale, on terms acceptable to it and its financier, for at least 30 lots in the development on or before the Pre-Sale Date, being 12 months after the Contract Date. If that is not achieved the developer may terminate. The condition exists because development funding depends on sufficient pre sales, and it also protects the buyer from remaining bound by a contract that cannot be performed.

Yes. The Development Services Agreement contains a repurchase option in the developer’s favour if the buyer defaults and does not remedy after formal notice. The repurchase price is the original Purchase Price plus Delivery Fee amounts already paid; the buyer does not profit from any capital appreciation and bears the repurchase costs. This clause protects the development from non performing contracts, not from buyers meeting their obligations.

No. There are no guaranteed rental return schemes offered in connection with this development. All yield projections are illustrative only. Conduct your own due diligence and seek independent financial advice.

Yes, and owners should understand this before joining. If your share of Owner’s Costs exceeds your share of pool income in a month, the result is an Owner’s Deficit. The On-site Manager may invoice you for it and you must pay within 21 days. Unpaid amounts accrue interest, and the On-site Manager may apply your future Owner’s Income against the deficit, recover it as a liquidated debt, and, unless you are the trustee of a complying superannuation fund, register a charge over your villa ranking behind any mortgage. Occupancy and room rates are also likely to be reduced during construction of later stages until all common facilities are complete.

Estimated annual strata contributions (administration plus reserve fund): three bedroom tourism villas approximately $5,500 to $6,500; four bedroom Hasting Street villas $8,000 to $10,000; four bedroom Bay View villas $10,000 to $11,500. These are estimates only, are not a representation of the levies that will apply, and are subject to confirmation of the strata budget at title issue. Estimates for the two bedroom villas will be published once the strata budget for those lots is confirmed.

Net, but read what it does and does not include. The Seashells Investment Pack models net yields of approximately 5.0% in Year 1 rising to 6.8% by Year 5 for a three bedroom short stay villa at $750,000, based on a pro forma prepared by the Resort Manager. Year 1 reflects a partial year of operation, as the resort opens in stages between Q2 and Q4 2027, and is not a full trading year. Operator costs are deducted before distribution, including management fees, marketing, online travel agent commissions, housekeeping, payroll, utilities and maintenance, modelled at approximately 54% to 56% of gross revenue. The owner holding costs deducted in the model are strata levies of approximately $5,500 and council rates of approximately $3,000 per year. Land tax is not included in the modelled figure, and land tax is an owner cost that varies with your total Western Australian land holdings. Before holding costs the same model shows 6.1% in Year 1 rising to 7.9% by Year 5. Modelling for the two bedroom villas is not yet available. These are modelled projections based on operator forecasts. They are not expected returns, they are not guaranteed, and actual returns will vary. Obtain independent financial advice before relying on any projection.

For villas in the Management Rights Scheme, the Management Fee is 12.5% of your portion of the income generated by the scheme, discounted to 11.5% for the first two years of the scheme. The fee structure is identical for the two and three bedroom villas. Full details are in the Disclosure Statement and Management Agreement provided to every buyer before contract. For the four bedroom villas there is no pooled scheme, and fees are governed by whatever individual arrangement the owner enters.

Yes, entirely separate. Strata levies (paid by all owners to the Strata Company) cover building insurance, the capital reserve fund, common property maintenance and levy administration. Letting costs (paid only by owners in the scheme) cover bookings and revenue management, marketing and distribution, guest services, operational staffing and housekeeping coordination, and are deducted before distributions.

A resort wide marketing budget is allocated to the On Site Manager within scheme costs and deducted at scheme level before owner distributions. For four bedroom owners who self manage or use an external agent, marketing costs are at the owner’s discretion.

Building insurance for common property and the building structure is arranged by the Strata Company and funded through the annual strata levy. Owners remain responsible for cover on their own contents and for any additional covers their insurer requires, noting that for owners in the Management Rights Scheme the On-site Manager separately insures the Equipment in the villa as a Scheme Cost.

Where a villa is held to produce assessable income, and subject to individual circumstances, deductions may be available for depreciation, interest, management fees, strata levies and other holding costs. Different rules apply to a villa used as a residence rather than as an investment. Seek independent tax advice from a qualified accountant; no tax advice is provided or implied by this FAQ.

No. Consult your financial adviser on any WA or federal assistance schemes relevant to your circumstances.

Seasonal demand fluctuation, nightly rate variability, operating cost escalation, changes to online travel agent commissions, regulatory or taxation change, strata levy adjustment over time, tourism market conditions, the possibility of an Owner’s Deficit, and reduced occupancy and rates during construction of later stages. Two further risks buyers should note. If a Seashells Hospitality Group entity ceases to be the Resort Manager, the licence to use the Seashells Jurien Bay brand is immediately revoked. And the land at 3 Casuarina Crescent adjoining the resort is managed under an Adjoining Owners Agreement; if it is later developed as further stages, that may affect noise, activity or occupancy during construction, particularly for neighbouring villas. Actual performance may vary materially from any projection. Obtain independent financial, taxation and legal advice before purchasing.

Developer purchase incentives are available on selected lots, with one incentive applying per contract. Ask the sales team which offer applies to the lot you’re considering.

For owners in the Management Rights Scheme, the Disclosure Statement sets Direct Costs as four items you pay yourself: land tax, water rates, local authority rates and Strata Company levies. If you do not pay them, the On-site Manager may pay them from your Owner’s Income and call on you for any shortfall. Insurance carried by the On-site Manager, including workers compensation, public liability and full replacement cover on the Equipment in your villa, forms part of Scheme Costs and is deducted from pool income before distributions rather than billed to you separately. That cover does not extend to fixtures and fittings you bring into the villa yourself. Owners of the four bedroom villas are not in any pool and arrange their own contents and landlord cover. Confirm your own insurance, rates and land tax position with your insurer and your adviser.

B Strata, Level 1, 52 Kings Park Road, West Perth WA 6005 (phone 08 9382 7700, email admin@bstratawa.com.au), appointed under a Strata Management Agreement with an initial two year term and renewal options.

The Resort Manager is Accommodation West Pty Ltd ATF the ACW Unit Trust, in conjunction with Seashells Jurien Bay Pty Ltd, appointed under separate caretaking and on site management agreements. The resort operates under the Seashells Jurien Bay brand. The caretaker maintains common property; the on site manager operates the letting scheme, reception and guest services. The Resort Manager is independent of the developer, Jurien Bay Resort Pty Ltd, and the management agreements may be terminated or may expire in accordance with their terms.

No. Joining the Management Rights Scheme is voluntary for both the two and three bedroom Tourism Villas. The Management Rights Scheme is a Managed Investment Scheme regulated under the Corporations Act 2001 (Cth) and ASIC Corporations (Serviced Apartment and Like Schemes) Instrument 2016/869. There is no joining fee; by signing the Management Agreement the owner appoints the Resort Manager as letting agent, and scheme costs are deducted from pool income before distributions. Subject to the terms of the Management Agreement, owners may exit on 90 days’ written notice and rejoin later. Read the Disclosure Statement and Management Agreement in full and obtain independent advice before signing.

No. The four bedroom unrestricted villas are not part of any pooled letting arrangement. Owners may occupy the villa, self manage short stay letting on any platform, or appoint any letting agent of their choice.

Yes, within the scheme limits: up to 14 days complimentary Free Stay per calendar year (subject to peak period blackout dates), total Owner’s Stay capped at 90 days per year, and aggregate occupation not exceeding 3 months in any 12 month period. Bookings are made through the Resort Manager and are subject to availability. Stays outside the Free Stay period attract a cleaning and service fee, and a discounted nightly rate applies during peak periods.

Monthly. The Resort Manager must provide financial statements by the 21st day of every month for the preceding month, including a reconciliation of the Refurbishment Fund and a statement showing how Owner’s Income was calculated. A six monthly report on the letting scheme is provided each February and August, and monthly income payments are made by EFT within 21 days of month end.

Yes. Tourism villas must meet a presentation standard aligned with the resort brand. The scheme includes a Refurbishment Fund: the On-site Manager deducts a refurbishment levy from your Owner’s Revenue at the maximum rate prescribed by ASIC for Management Rights Schemes, currently 3% of your annual Owner’s Revenue, with the fund balance not to exceed $10,000 per villa. Fund monies are held in trust with an Australian authorised deposit taking institution and audited annually. If the fund is insufficient for required works, owners may be called on for additional payments. The 2 Bed Tourism Villa is sold fully furnished with a contract specified furniture package, with linen and towels supplied and laundered by the operator under a separate arrangement.

The Resort Manager is responsible under the on site management agreement for quality and consistency across managed lots, covering bookings and revenue management, marketing and distribution, guest services, housekeeping coordination and operational staffing. Caretaker services cover daily pool cleaning, grounds maintenance and common property upkeep. Revenue management uses professional systems and centralised booking across leisure, corporate, tour operator and group travel segments.

All owners contribute to strata levies (administration and reserve fund) in proportion to Unit Entitlement; these fund routine maintenance and major capital works on common property, and the reserve fund exists to reduce the need for special levies. Separately, for scheme participants, pool returns are not guaranteed: any reduction in pool income, including during construction of later stages or major works, is borne by the pool collectively and reflected in monthly distributions. The Disclosure Statement specifically notes that occupancy and room rates are likely to be reduced during construction periods until all common facilities are complete.

Through Profit Entitlement, which applies to both the two and three bedroom villas. Each month, Owner’s Revenue equals total Pool Income multiplied by your villa’s Profit Entitlement as a proportion of all participating villas’ entitlements; Owner’s Costs are apportioned the same way. Profit Entitlement is determined by a Licensed Valuer based on the value of the villa and its expected contribution to Pool Income, and is similar to, but not the same as, Unit Entitlement. The schedule forms part of the Management Agreement; if figures are not shown at signing, owners are advised of their Profit Entitlement in writing at least 30 days before the scheme commences.

Yes, connected to the Shire mains sewer. There is no on site wastewater treatment system.

All residences are designed to incorporate an 8 star energy efficiency rating, solar generation with battery storage, individual heat recovery hot water systems, double glazing, connection to an embedded electricity network, water saving systems and native drought tolerant landscaping. EV charging: a 22kW charger fitted to each four bedroom villa; charger provision to parking for the two bedroom villas; 7kW chargers fitted to a portion of three bedroom villas at handover with EV ready provision to the remainder; and common area charging across the resort.

Yes. The resort’s embedded electricity network incorporates solar and battery storage servicing both individual lots and common areas.

The resort operates an embedded electricity network. The solar panels, inverters, batteries, monitoring systems and associated equipment remain the property of the retailer or the developer regardless of whether they would otherwise be fixtures. Owners enter an Electricity Supply Agreement with the retailer, who holds the exclusive right to supply electricity within the scheme. Under the Contract for Sale the lots will be supplied with electricity at rates no greater than the Synergy Home Plan (A1) tariff, and lots are separately metered. Owners must not alter or interfere with the network and must not do anything that reduces its output, including shading solar equipment. The retailer may modulate supply where necessary to stabilise the network, and may discontinue supply where no account exists or an account is unpaid.

Wi Fi connectivity is provided for as a utility in the Scheme By Laws alongside electricity, water and telecommunications, with an internet supply agreement to be executed by the Strata Company as part of scheme setup.

Yes. The resort reception and manager’s office is operated by the On Site Manager, handling guest services, lettings and resort operations.

A 12 month defects liability period applies from Practical Completion: defects notified within 12 months are rectified by the developer at no cost within a reasonable timeframe. A 10 year structural warranty is provided under the construction contract. The warranties and remedies that apply to your purchase are set out in your contract documents, and nothing in this FAQ limits any right, guarantee or remedy available under the Australian Consumer Law or other applicable law.

Planned shared amenities include adult and kids’ pool zones, The Bay Spa with sauna, a kids’ playground, a multi sport court for soccer, tennis and basketball, BBQ and picnic shelters, a herb garden, landscaped common areas, the Bay View cafe and restaurant, resort reception, and loan equipment available at reception. Facilities are delivered in stages and are subject to change.

Yes, the Bay View cafe and restaurant within the resort, expected to be accessible to both resort guests and the general public. It is planned to operate as a licensed venue. A liquor licence has not yet been granted and remains subject to approval.

Yes: a dedicated kids’ pool zone, playground and multi sport court. Pets are not permitted in these areas, other than assistance animals.

The shared amenities (BBQ and picnic shelters, sports court and landscaped grounds) are well suited to group activities and gatherings.

Public open space adjoining the resort, accessible to owners and guests via access easements. Part of this reserve is managed and maintained by the Strata Company under a maintenance agreement with the Shire, in accordance with the conditions of the Development Approval. This land is not part of the strata scheme.

A picturesque coastal town on WA’s Turquoise Coast, approximately 200km north of Perth (around a 2 hour drive), known for pristine beaches, turquoise waters and wild sea lion colonies, the Jurien Bay Marine Park with world class snorkelling and diving, Nambung National Park and the Pinnacles Desert 30 minutes away, a growing cafe and lifestyle scene, strong year round tourism demand, and limited quality resort accommodation in the region.

Jurien Bay has a District High School and a Medical Centre. For specialist services, Geraldton (160km north) and Perth (200km south) are the nearest major centres.

Limited, as is typical for regional WA coastal towns. TransWA operates coach services between Perth and Jurien Bay; the resort is best served by private vehicle, with Perth Airport approximately 2 hours by car.

The Jurien Bay Marine Park (snorkelling, diving and swimming with sea lions), Nambung National Park and the Pinnacles Desert, the Cervantes Lobster Shack, wind and kite surfing, 4WD and sandboarding on the dunes, the Indian Ocean Drive scenic route, wildflower season from July to October, fishing and crabbing, and seasonal whale watching.

Jurien Bay is identified as a growth node in the Shire of Dandaragan’s strategic planning, with planned upgrades to local roads, community facilities and ongoing expansion of retail and hospitality. Consult the Shire of Dandaragan for the latest planning information.

Key differentiators: a beachfront location 100 metres from the sand, rare in the Turquoise Coast market; professional on site resort management; resort quality shared amenities; a mix of short stay tourism lots and unrestricted freehold villas; fixed price contracts with milestone based payments; modular construction for faster delivery; and limited quality supply in the region.