What net yield does Seashells Jurien Bay model for a villa?

The Investment Pack models a net yield of approximately 5.0 percent in the first full trading year rising to approximately 6.8 percent by year five, for a 3 Bed Tourism Villa at $750,000 fully furnished. These are projections based on operator forecasts, not guarantees. The model assumes full year trading from year one, but a villa only joins the letting pool up to 90 days after its stage is complete, so the first year in practice is a partial year.

Is the Seashells Jurien Bay yield a net or gross figure?

Net. It is calculated after operator borne letting costs including the management fee, marketing, online travel agency commissions and housekeeping, and after indicative owner holding costs of approximately $8,500 a year covering strata levies and council rates. It excludes land tax and water rates, which vary by owner.

How are owners in the Seashells Jurien Bay letting pool paid?

Income and costs are pooled across the 81 key resort each month and distributed according to each villa's Profit Entitlement, which is determined by a Licensed Valuer. Owners receive a financial statement by the 21st of the following month and a six monthly report by 21 February and 21 August.

Are rental returns at Seashells Jurien Bay guaranteed?

No. There is no guaranteed rental return scheme at Seashells Jurien Bay. All published yields are illustrative modelling based on operator forecasts, and actual returns will vary.

Can an owner leave the Seashells Jurien Bay letting pool?

Yes. Participation is voluntary and either party may terminate the Management Agreement on 90 days written notice. On termination the owner must honour confirmed reservations already taken up to twelve months in advance, and the agreement ends immediately if the On-site Manager Agreement with the Strata Company ends.

How much does a villa at Seashells Jurien Bay cost?

The 2 Bed Tourism Villa starts from $650,000 fully furnished and the 3 Bed Tourism Villa from $750,000 fully furnished. The 4 Bed Hasting Street Villa is $1,500,000 and the 4 Bed Bay View Villa starts from $1,650,000. Prices are current as at July 2026 and apply to Stage 1 release.

Jul 28, 2026

Jurien Bay Resort Investment Returns: Yields, Costs and Risks Explained

Q: What does it cost to own a villa at Seashells Jurien Bay each year?

Indicative owner holding costs for a 3 Bed Tourism Villa are approximately $8,500 a year, made up of strata levies of approximately $5,500 and council rates of approximately $3,000, plus land tax and water rates which vary. Levies are subject to confirmation against the Annexure 15 Strata Budget at title issue. Letting pool costs are separate and apply only to pooled owners.

Most resort investment marketing quotes a headline yield and hopes you will not ask what sits behind it. This page does the opposite. Here is what the modelling shows for Seashells Jurien Bay, what a villa costs to hold, how owners get paid, what you give up, and the risks worth weighing.

The essentials

Item	Detail
Development	Seashells Jurien Bay, 108 freehold survey strata residences, Jurien Bay, Western Australia
Developer	Jurien Bay Resort Pty Ltd
Resort operator	Accommodation West Pty Ltd ATF the ACW Unit Trust with Seashells Jurien Bay Pty Ltd, both part of the Seashells Hospitality Group, independent of the developer
Letting pool	81 keys under the Seashells Jurien Bay Management Rights Scheme
Opening	Three stages through 2027, starting Q2 2027
Prices from	2 Bed Tourism Villa $650,000 fully furnished. 3 Bed Tourism Villa $750,000 fully furnished. 4 Bed Hasting Street Villa $1,500,000. 4 Bed Bay View Villa from $1,650,000
Rental guarantee	None offered

What net yield does the modelling show for a Seashells Jurien Bay villa?

The Investment Pack models a net yield of approximately 5.0 percent in the first full trading year, rising to approximately 6.8 percent by the fifth year, for a 3 Bed Tourism Villa purchased at $750,000 fully furnished. These are projections built on operator forecasts, not guarantees, and the assumptions behind them are set out in full in the Investment Pack.

Two qualifications belong with those numbers.

The model assumes each stage trades on a full year basis from the first year onward. In practice your villa only joins the letting pool a reasonable period, up to 90 days, after your villa and the common facilities in its stage are complete. The first year will reflect a partial year ramp, so the first distribution you actually receive will be lower than the first year figure in the model.
Occupancy and rate assumptions are modelling rather than trading history, because the resort opens in stages from 2027.

Source: 81 key Resort Pro Forma 5 Year Forecast prepared by the Resort Manager as Operations Manager, 5 November 2025, third review.

The modelling above covers the 3 Bed Tourism Villa. No return figures have been modelled for the 2 Bed Tourism Villa, and the 4 Bed villas sit outside the letting pool on a separate illustrative basis set out in the 4 Bed Investment Pack. Ask the sales team for the pack that matches the villa you are considering. Compare the layouts on the Residences page.

Is that a net yield or a gross yield?

Net. The published range is calculated after all operator borne letting costs and after indicative owner holding costs of approximately $8,500 a year. Many developments advertise a gross figure that shrinks once costs land, so check which one you are being shown.

Operator borne costs deducted before your distribution include the management fee, resort marketing, online travel agency commissions, housekeeping, payroll, utilities and the refurbishment fund from year two. Owner holding costs of approximately $8,500 cover strata levies and council rates. That figure excludes land tax and water rates, which vary by owner and by usage.

How do owners in the letting pool get paid?

Each month the operator pools income and costs across all participating villas and distributes to each owner according to that villa’s Profit Entitlement, with a financial statement issued by the 21st of the following month. Owners also receive a six monthly report on the letting pool by 21 February and 21 August each year.

Your Profit Entitlement is determined by a Licensed Valuer, based on the value of your villa and the rate at which it is likely to contribute to pool income. It is similar to, but not the same as, your strata unit entitlement. Check Annexure A of your Disclosure Statement for the figure applying to your villa.
Pooling spreads your income across 81 keys instead of one property, which smooths the occupancy swings that hit a single short stay rental.
The operator handles bookings, marketing, distribution, housekeeping and guest services. You appoint no agent and list on no platform.

What does it cost to own a villa each year?

Budget approximately $8,500 a year in owner borne holding costs for a 3 Bed Tourism Villa, made up of strata levies of approximately $5,500 and council rates of approximately $3,000, plus land tax and water rates which vary. Letting costs are separate, apply only if you join the pool, and come out before your distribution.

Cost	What it covers	Who pays it
Strata levies, approximately $5,500 a year	Building insurance, common property upkeep, reserve fund	All owners
Council rates, approximately $3,000 a year	Standard property outgoings	All owners
Water rates and land tax	Billed by Water Corporation and assessed by the Office of State Revenue	All owners, amount varies
Letting pool costs	Management fee, housekeeping, online travel agency commissions, resort marketing, refurbishment fund	Pooled owners only, deducted before distribution

Levy figures are indicative and subject to confirmation against the Annexure 15 Strata Budget at title issue.

Are the returns guaranteed?

No. Seashells Jurien Bay offers no guaranteed rental return scheme, and every published yield is illustrative modelling. Treat that as a feature rather than a gap. A guaranteed return is only ever as good as the balance sheet standing behind it, and the guarantee is usually priced into what you pay for the property.

How much can I use the villa myself?

Owners of 2 Bed and 3 Bed Tourism Villas may take up to 90 days of Owner’s Stay per calendar year, of which 14 nights are complimentary. Beyond those 14 nights you pay a discounted Owner’s Rate at peak times and a cleaning and administration fee off peak.

Three points buyers routinely miss.

Your villa earns no pool income while you are staying in it, and your share of scheme costs continues to run.
Peak periods, including public holidays and school holidays, can be blocked out for the complimentary nights.
Separately from the scheme rules, short stay zoning means a villa cannot be occupied for more than three months in any twelve month period. That limit applies to the villa, not to each person using it.

Clause 7 of the Management Agreement sets out the full position. Read it before you assume a usage pattern.

Can I leave the letting pool?

Yes. Joining is voluntary, and either party may terminate the Management Agreement on 90 days written notice.

On termination you must honour confirmed reservations already taken, up to twelve months in advance.
The Management Agreement ends immediately if the On-site Manager Agreement with the Strata Company ends.
If you sell while in the scheme, you must give the on site manager 90 days written notice and give every prospective purchaser a current Disclosure Statement.

Who operates the resort?

Accommodation West Pty Ltd ATF the ACW Unit Trust, together with Seashells Jurien Bay Pty Ltd, both part of the Seashells Hospitality Group, is appointed by the Strata Company as exclusive on site manager and caretaker of the common property. The operator is independent of the developer, Jurien Bay Resort Pty Ltd.

Seashells runs coastal resorts in Western Australia and brings an existing guest database and distribution network to the property. Follow build progress on the Progress page.

What are the key risks?

Short stay income is seasonal, nightly rates move, occupancy is modelled rather than observed, and the usual property risks apply. The Investment Pack names these rather than burying them.

Sensible due diligence for any purchaser.

Read the full Investment Pack and the Disclosure Statement and Management Agreement, not just the summary.
Model your own position with your accountant, including financing costs and tax treatment.
If you are buying through a self managed super fund, raise it with your licensed adviser early.
Check the staging. Which stage your villa sits in determines when it starts earning. The Master Plan shows the stages.

Are there purchase incentives?

Developer purchase incentives apply to selected lots, and only one incentive can apply per contract. Ask the sales team which offer is available on the lot you are considering, and get the written terms before you sign.

Why Jurien Bay?

Jurien Bay sits about two hours north of Perth on the Turquoise Coast, with a marine park, a resident sea lion colony, the Pinnacles within reach and year round tourism demand. The Shire of Dandaragan recorded net internal migration of 70.3 percent over the twelve months to December 2024, and REIWA and CoreLogic data put median property growth in Jurien Bay above 60 percent over the past five years. Past performance is not a guide to future growth. More on the setting on the Location page.

How do I get the full numbers?

Request the Investment Pack for the villa type you are considering. It carries the full modelling, the assumptions, the fee structure and the risk disclosures. The sales team can also send the Disclosure Statement and Management Agreement for review with your own solicitor or conveyancer.

Media Contact:
Huw Lock
Marketing and Construction Manager
0476 669 606
huw@jurienbayresort.com

Important notice

This page comprises general information about strata units and an optional management rights scheme. It is provided for information purposes only and does not constitute financial product advice. No recommendation or statement of opinion is made to influence any decision to participate in the scheme, and the information has been prepared without taking into account any person’s objectives, financial situation or needs. Recipients should obtain independent legal, financial and taxation advice before making any investment decision.

The Seashells Jurien Bay 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. Participation is voluntary. The 2 Bed and 3 Bed Tourism Villas are sold as part of the scheme, operated by Accommodation West Pty Ltd, part of the Seashells Hospitality Group.

All yield figures are projections based on operator forecasts in the Investment and Lifestyle Ownership Guide, not guarantees. Actual returns will vary with occupancy, nightly rates, operating costs and individual management structures. For the full terms and conditions of the scheme, including risks, fees and the management agreement, refer to the Seashells Jurien Bay Disclosure Statement and Management Agreement before purchasing.

Information current as at July 2026, based on the developer’s July 2026 contract suite, disclosure documents and the Seashells Investment Pack, May 2026.