By Byron Property Search + Master Advocates

Author Mark Errichiello

The Value is never measured by price alone. Like art, landscape and light, true value is felt first by the soul.

Location is deeply personal. It is where lifestyle, memory, beauty and belonging meet. For us, beyond Melbourne – where we were born and raised, and where much of our family, history and loved ones remain, Byron Bay and the Northern Rivers hold something rare: a pristine coastline, a living hinterland, a creative energy and a natural beauty that feels second to none.

I captured this image at Cape Byron Lighthouse in 2024, on the same road trip from Melbourne when our family first felt the spark that Byron could become our home, our future and our community.

It is now my screen saver and a daily reminder of gratitude — of why we made the move, why we love this place, and why some things in life are priceless because they are cherished differently by every person who experiences them. Growing up in Brunswick, Melbourne, surrounded by the arts culture of the 1980s and 1990s, my older sister gave me a passion for art from a young age. She always told me, ‘Art gives soul to life.’

In Byron, I have discovered the deeper beauty in that statement – not only in the landscape, but in the people, the creativity and the community.

A Market of Two Speeds – Not a Market in Decline

The Byron Bay, Northern Rivers and Far North Coast NSW property market is not slowing – it is evolving.

We are seeing two distinct market dynamics emerge:

• Coastal property – tightly held homes, townhouses and apartments near beaches and village centres – continue to attract strong, consistent demand.
• Hinterland and acreage holdings – particularly larger or higher-maintenance assets – are experiencing greater price sensitivity, longer days on market, and more deliberate buyer engagement.

This is not a retreat.
It is a more disciplined, selective market.

What Buyers Are Telling Us Right Now

Across active engagements, the messaging is consistent:

• Quality and scarcity still matter
• Lifestyle certainty remains a priority
• Decision-making has slowed — and sharpened

Buyers are now:

• Testing value against comparable evidence and long-term fundamentals
• Assessing holding costs, insurance exposure, and feasibility
• Investigating land usability, access, and planning controls
• Negotiating with greater patience and precision

Entry-level and lower-maintenance property under $1.5M remains supported, while segments above $3M – particularly outside core coastal locations – are presenting more negotiation opportunities.

Beyond the Budget – The Macro Backdrop: Pressure Creates Clarity

The Reserve Bank of Australia increased the cash rate by 25 basis points to 4.35% in May 2026, reinforcing its commitment to controlling inflation.

The Australian Bureau of Statistics reported CPI inflation at 4.6% annually to March 2026, with expectations of a peak near 4.8% mid-year.

At a national level, CoreLogic data shows:

• Slowing home value growth (0.3% April increase)
• Demand shifting toward more affordable segments
• Ongoing borrowing capacity constraints

Yet locally, Byron and the Northern Rivers remain underpinned by:

• Lifestyle migration and relocation demand
• Returning Australian expats
• Limited supply of quality established homes
• Construction challenges driven by labour and material costs
• Long-term confidence in coastal living

The Budget Breakdown – What It Means for Property

Recent Federal Budget proposals introduce significant potential changes to property investment strategy.

Key Proposed Reforms (Not Yet Law)

It’s important to remember that these proposed CGT changes have not yet become law. The legislation still needs to pass through the Senate. As a result, there is likely to be significant debate, potential amendments, and further clarification over the coming months. Property investors should avoid making rushed financial decisions based solely on the initial Budget announcements.

• Negative gearing limited to new builds from July 2027
• Existing properties grandfathered
• CGT replacing the 50% discount with indexation
• 30% minimum tax on capital gains
• Foreign buyer restrictions extended to 2029

These measures aim to redirect investment toward new housing supply – but also introduce risk, complexity, and behavioural change across the market.

Short-Term Incentives vs Long-Term Strategy

While policy incentives favour new construction and off-the-plan opportunities, our position – shaped by over 25 years of experience – remains clear:

Short-term incentives should not dictate long-term property decisions.

New builds carry inherent risks:

• Construction delays and insolvency exposure
• Cost escalation (labour, materials, regulatory fees)
• Valuation uncertainty over 12–24 months
• Holding cost pressures during build periods

In contrast, established, completed property offers:

• Real-time valuation clarity
• Tangible asset assessment
• Immediate usability or income potential
• Opportunity for value-add through renovation or repositioning

Master Advocates Strategic Position for Buyers

In a market shaped by incentives, headlines, and policy shifts:

Do not buy property for tax benefits alone.

Instead, focus on fundamentals:

• Well-located property (infrastructure, lifestyle, employment drivers)
• Quality construction and build integrity
• Strong land-to-asset ratio
• Long-term capital growth potential
• Flexibility for equity creation and yield optimisation

Property decisions don’t just come down to timing – they require judgement.

Sales Evidence – What the Market Is Actually Doing

Recent transactions confirm the two-speed narrative:

Coastal Strength

• Prestige homes transacting strongly
• $2M–$3M segment remains competitive
• Low-maintenance stock attracting multiple buyers

Hinterland Selectivity

• Longer decision cycles
• Pricing must reflect:
  • Land usability
  • Maintenance burden
  • Insurance considerations
  • Infrastructure access

Key insight:

• Well-priced properties: selling within 60 days
• Overpriced properties: 100+ days with adjustments required

Rental Market — Tight, Expensive, Segmented

The rental market remains:

• Supply constrained
• High demand
• Rapid leasing cycles (2–4 weeks)

Indicative weekly rents:

• 3-bed homes: $1,200
• 4-bed homes: $1,700
• 5-bed homes: $2,400+

Short-Stay & Foreign Buyer Policy – Strategic Shifts

Short-Stay Regulations

• 60-day cap on non-hosted accommodation
• Hosted accommodation unrestricted

This shifts strategy toward:

• Dual-income configurations
• Secondary dwellings (STCA)
• Hybrid owner-occupier models

Foreign Buyer Framework and Rules – Know the Distinction

• Ban on established home purchases (2025–2027 window) proposed extension to 2029
• Expats may still qualify
• Additional duties (AFAD) apply

However:

• Returning Australian expats may still qualify to purchase established dwellings.
• The definition of “foreign person” is critical and permission for foreign buyers to acquire during this period can afford opportunity for brand new and or off-the-plan acquisition, though conditions apply with regards to additional stamp duty being applicable, known as Foreign Purchaser Additional Duty (AFAD).

Foreign investors in Australia still face substantial extra stamp duty levies at present, typically ranging from 7% to 9% on top of standard stamp duty, (AFAD),

Early legal and financial advice is essential for anyone navigating this space.

Buyer & Vendor Insight – Discipline Wins

For Buyers

The market now rewards:

• Analysis first
• Negotiation second
• Confident execution

For Vendors

Success requires:

• Evidence-based pricing
• Strategic campaign execution
• Buyer qualification
• Structured negotiation

A Light Moment (In Honour of May the Fourth)

With a nod to Obi-Wan Kenobi:

“May the Fourth be with you – because in the Australian property market, the real force isn’t luck… it’s strategy.
Those who succeed don’t chase the Force – they become it.”

A Calmer Way to Navigate Property

Property decisions are not purely financial. They are emotional, strategic, and time-sensitive.

This is why independent advocacy is gaining momentum.

A more considered, strategic approach is gaining momentum across the East Coast, particularly in lifestyle markets like Byron Bay and the Northern Rivers, where emotional and financial decisions often intersect.

At the centre of this shift is the growing demand for independent buyer’s and vendor’s advocates and professionals who represent the client, not the transaction.

A Partnership Built on Experience

This philosophy underpins the collaboration between Byron Property Search and Master Advocates.

Mark and Michelle Errichiello, co-founders of Master Advocates, have recently expanded their business collaboration to Byron Bay after more than two decades working across Melbourne, Victoria and national markets. They have relocated their family to the Northern Rivers, now calling Byron Bay home, and have joined forces with friend, colleague, and mentor Michael Murray, founder of Byron Property Search – one of the region’s first and well established dedicated buyer’s and vendor’s advocacy agencies.

Together, they bridge key East Coast markets, connecting Melbourne (Victoria), Byron Bay and the Northern Rivers (New South Wales), and Brisbane/Gold Coast (South East Queensland) through a trusted partner network of experienced property advocates.

Byron Property Search + Master Advocates

This collaboration brings together:

• Local expertise – Michael Murray (40+ years in the region)
• National advocacy experience – Mark & Michelle Errichiello (25+ years)

About the team:

Mark Errichiello: Depth of Expertise

Mark Errichiello is a second generation real estate professional with more than 25 years of experience across agency, auctioneering, property management, and both independent buyer’s and vendor’s advocacy.
He has held leadership roles within national franchise networks and built a strong reputation in negotiation, due diligence, and bidding strategy. His experience spans both residential and commercial markets, and he was involved in The Block (Phillip Island 2024), representing Adrian Portelli (LMCT+).
Beyond transactions, Mark has contributed to industry boards, committees, and advocacy groups, reflecting a broader strategic understanding of the property landscape.

Michelle Errichiello: Resilience in Action

Michelle Errichiello brings more than 23 years of experience in real estate operations, trust accounting, and independent buyer’s advocacy, supported by a strong background in high-end customer service developed during her time working at one of the Leading 5 Star Hotels of the World.
Her professional expertise, however, is only part of the story.
In 2007, Michelle experienced a life changing workplace accident that resulted in the loss of her right leg. What followed was an extraordinary journey of resilience and determination. She rebuilt her life and went on to represent Australia as a Paralympian.
Michelle became a gold medallist and multiple world record holder in the 100m and 200m T42 sprint events, earned a scholarship with the Australian Institute of Sport, and competed in the 100m final at the London 2012 Paralympic Games.
Today, that elite athlete mindset shapes her approach to real estate. She brings discipline, focus, and composure to every client interaction, particularly in high pressure situations where clarity matters most.
Her ability to combine empathy with precision ensures clients feel supported, informed, and confident throughout the process.

Michael Murray: Local Knowledge That Makes a Difference

Michael Murray adds deep regional expertise to the team, with more than 25 years as an independent buyer’s and vendor’s advocate and over 40 years living and working in the Byron Bay Shire and Northern Rivers area.
His understanding of local planning, zoning, and lifestyle drivers of market activity and sentiment for both Coastal and Hinterland strengthens every stage of the property journey from due diligence to long-term investment strategy.

A Smarter, Calmer Approach

Together, the team offers two flexible service options: full-service independent buyer’s and vendor’s advocacy across the entire transaction, or a hybrid “co-pilot” model for clients who need support at key stages.

It’s a more thoughtful approach – one that prioritises clarity over urgency, and strategy over pressure.

A clearer process. A calmer voice. A stronger strategy.

Originally published by The Echo

Delivering:

• Independent advice
• Single point of accountability
• Strategic clarity in high-pressure decisions

Service Models

• Full-service Buyers & Vendors Advocacy
• Hybrid Co-Pilot model:
  • Due diligence
  • Negotiation
  • Auction / private sale bidding
  • Market strategy

Closing Perspective – Strategy Over Noise

Despite interest rates, inflation, and policy shifts:

• People still want to live here
• Families still seek community
• Expats still return
• Investors still pursue scarcity

The market is not weakening.

It is maturing.

And in a more selective market:

The difference between a good decision and a great one is not luck – it is experience and strategy.

Final Word

After two generations in the sector and over 25 years of experience:

Property markets reward discipline, clarity, and long-term thinking – not reactive decisions driven by short-term incentives.

Connect With Us

If you’re considering your next move – buying, selling, investing or reviewing your position – we welcome the conversation.

Please connect with Mark Errichiello for an initial consultation.

Byron Property Search + Master Advocates

Independent Advocacy. Strategic Clarity. Calm Transaction Leadership.

Mark Errichiello

Licensed Estate Agent, CEA (REIV), DipPropServ (Agency Mgt), REIA Diploma of Associate (AREI), (MAICD)

Independent Buyers & Vendors Advocate | Investment Property Management Advisor

• Accredited Member REBAA (Real Estate Buyers Agents Association of Australia)
• Member PIPA (Property Investment Professionals of Australia)

Residential and Commercial Advocacy

Where we serve:

• New South Wales: Byron Bay, Byron Shire, Northern Rivers, Hinterland & Far North Coast
• Queensland: Brisbane, Gold Coast & South East Queensland (extended partner network)
• Victoria: Melbourne (Northern & Western specialists), Metro, Coastal & Regional — Victoria-wide

Mark Errichiello – 0408 988 118

Consultation Booking: https://calendly.com/masteradvocates

www.byronpropertysearch.com.au
www.masteradvocates.com.au

The post Coastal Resilience, Hinterland Selectivity appeared first on Property Buyers Agent, Byron Bay.

First Home Buyers

Regardless, people need somewhere to live, and unsurprisingly, more people are choosing Byron and the Northern Rivers.  The first-home buyer market remains the hottest market nationwide. Partly because the federal government introduced the First Home Buyer Incentive Scheme, the entry-level market nationwide has accelerated, putting more money in sellers’ hands. It does not significantly affect the Byron Shire market, as it is capped at $800,000 in NSW. It would be an interesting brief for me to find a standalone house in Byron Shire that would be eligible for this government subsidy, but it may still be an option in other shires in the Northern Rivers.

The Bank of Mum and Dad is more of a player in the Byron Shire than the first-home buyer scheme. Depending on the statistic used, it is either the fifth- or ninth-largest lending institution in the country. Housing affordability remains a serious issue, no matter how you cut it, and this further exacerbates inequality. The federal government’s rollout of yet another incentive scheme is effectively an acknowledgment that it has no feasible short-term policy to address the housing issue.

Top End

The top-end market, exceeding $5 million, warrants closer examination. Buyers for luxury property are out there, but not as prevalent as most people think. Byron Bay is high clickbait for online scrollers, and when coupled with a minor celebrity or business leader, the sale will attract media attention. Mea Culpa, as my Hot Property articles often play into this, so I am at fault as well.

When you look at the stats and talk to listing agents, the demand for top-end is much quieter than the media suggests. Yes, there have been a few sales of over $20 million, and the pics for these make for great property porn, but these are more outliers rather than the norm. Sales in the ten-to-twenty bracket are not vibrant as there are far more sellers than buyers in this sector.

Vendors in the high-end market face two problems. Yes, agreed, having trouble selling a $10 million property is undoubtedly a first-world problem. But it may well be that selling a large luxury acreage away from the coast faces two drawbacks. Baby-boomer treechangers have now reached an age where managing and maintaining these large acreages is no longer fun. They should be selling to younger, cashed-up families, but it seems this cohort does not want to spend much time in cars ferrying kids around or on a ride-on mower. Closer to the coast or a town centre is their preference.

Middle Market

Sales in the middle market are steady and undramatic. We have seen some price growth in median-priced properties, but this growth is tempered by a strong supply of new product.

As of December 2025, Byron Bay’s median price reached $2,454,099, up 4.45% over the past 12 months. Mullumbimby recorded a median of $1,120,000, up 9.6%, and Ocean Shores sat at $1,380,000, up 9.3%. These figures indicate a market that is more resilient than that in most other regions.

The graph above shows the trend line for median house prices in Byron Bay (2481) only. The median house price has a lag and will soon show the slight uplift previously mentioned.

To Go or To Wait?

A common question for agents and property professionals is: Is now a good time to go to market, or to enter the market as a buyer?  Occasionally, it is tempting to read the tea leaves and try to predict a market trend. Looking at the chart above, the most likely outcome is that the median trend line will plateau and remain stable for a while.

However, it is generally not advisable to predict a market’s future, as there are always too many variables.  Anything could happen with interest rates, consumer sentiment or global influences. Buyers and prospective sellers are always best to follow their hearts and choose lifestyle reasons over investment or capital-gain considerations. Life is short – do what suits your soul, and the economics will usually take care of itself.

The post Market Watch – February 2026 appeared first on Property Buyers Agent, Byron Bay.

The Future of BPS

I can explain more about the project at the end of this article, but mainly, I want to let you know that this is not the end of BPS, but a new beginning. In this newsletter, I want to introduce you to my new associate, Mark Errichiello and his wife, Michelle, who is also a real estate professional. Mark and Michelle have made a wise choice by moving their family from Melbourne to the Byron Shire.

Mark and Michelle bring a wealth of experience, and together they are an excellent fit for BPS as it expands and grows into the next decade. I will let Mark and Michelle introduce themselves in the article that follows. I am still keen to work with my existing clients while away and will still be contactable online.

What The Future

My overseas trip is not really a holiday. I will be helping my wife, Susanna, with her research by producing an accompanying documentary. As many regular readers would know, I have always been interested in innovative or alternative housing models. The research and the accompanying documentary called What The Future will focus on successful and enduring communities around the world. We leave in a few weeks and will be travelling for just over six months.

My wife Susanna’s work as a Design Leadership Consultant involves helping organisations and businesses resolve complex problems. Before I became a buyer’s agent, I spent 20 years in the film and TV industry. You can learn more about What The Future here. If you are local and want to support the project, you are welcome to attend our Bon Voyage party at Stone and Wood on February 11. You can get tickets here.

So this will be the last BPS newsletter I host for a while, but Mark will be sending you info and news himself while I am away. I am very happy that BPS is in good hands during my absence with Mark and Michelle, and that all my present and future clients will still be well looked after. I wish you all a happy and prosperous 2026.

The post Changes Afoot appeared first on Property Buyers Agent, Byron Bay.

Master Advocates came about because I wanted to practice real estate in a way that felt aligned—independent, considered, and genuinely focused on the client. Being a second-generation real estate agent, learning in the shadows following my father from early childhood working in the sector, running our family estate agency in Melbourne and after more than two decades of personal experience working across sales, auctioneering, property management and business ownership.  First, with the Raine&Horne Real Estate Network across Ascot Vale and Essendon agencies in Victoria and a decade of leadership, executive committee, and board roles within our peak professional body and associations. I knew the industry well, but I also knew it could be done better. Less volume. More care. Fewer conflicts. Better outcomes.

Michelle and I founded Master Advocates in 2014 with that exact intention. Michelle is the engine room of our business and, frankly, the reason it works as well as it does. She began her real estate career in 2002 and brings deep expertise in trust account management, property management, buyers’ advocacy and business operations. Her standards around service were shaped early through work in elite hospitality at the Langham Hotel Melbourne, one of the world’s leading 5-Star hotels, and she carries that same level of discipline and professionalism into everything we do.

She also brings an extraordinary personal story. Michelle is an Australian Paralympian who represented Australia at the 2012 London Paralympic Games. The focus, resilience and determination that took her to that level are the same qualities she brings to advocating for our clients. If an agent needs chasing or a deal needs holding together under pressure, Michelle is the one you want on your side.

Together, we work with a deliberately small number of clients at any one time. That allows us to go deep—to really understand what someone is trying to achieve, whether they’re buying a home, securing an investment, or planning for the next phase of life. Because we’ve both worked across all sides of the property market, we don’t just help people buy; we help them make informed, strategic decisions that stand the test of time.

Working with Byron Property Search feels like a very natural fit for us. We share the same values: independence, transparency, calm advice and long-term thinking. For BPS clients looking for trusted advocacy here in the Northern Rivers, or in Victoria, or for support navigating any interstate property decision —we’re excited to be part of that journey.

Michelle and I are genuinely looking forward to working alongside Michael and the BPS team, and supporting the BPS clients with the same care, integrity and commitment that Master Advocates has always been built on.

Mark Errichiello

Master Advocates

The post Welcome Mark and Michelle appeared first on Property Buyers Agent, Byron Bay.

Yes, springtime is often the season when we have more listings and more buyers searching. Families who are moving want to have the kids settled in a school by January. We have had three interest rate cuts, placing us in a downward rate cycle. However, today’s announcement by the RBA will be a “Hold”.

Additionally, there is the federal government’s 5% deposit First Home Owner Support Scheme.  These schemes are window dressing for a government to appear as though it is taking action. They do help a few people (approximately 10,000 per year), however in reality, they do the opposite of what is required – increasing the median price of entry-level property, making it harder for many others to get in.

National Trend

I have no memory of a market turning so quickly from lukewarm to strong in such a short amount of time. All eight capital cities recorded strong quarterly growth this September. Brisbane and Canberra are now number 2 and 3 on the median house price ladder. Melbourne is not in decline; instead, it is taking the right approach by building more density, which manages to temper price rises.

Sydney’s median house price is now $1,750,000, an increase of 3.4% this quarter alone, and the fastest quarterly growth in two years. Byron Bay 2481 is now at just over $2 million and has had a higher median price than Greater Sydney since 2018. Of course, many individual Sydney postcodes have a higher median price than Byron Bay. Bellevue Hill is now the highest at over $10 million, and Palm Beach is over $5 million.

Globally, only Hong Kong has higher property prices than Sydney. This is nothing to be happy about, especially after viewing this viral video of people lining up to view a rental in Sydney. One could expect the trend line in the graphic below to show a levelling, and/or an upswing if supply remains tight.

Fewer listings, more demand

Unfortunately, I am unable to measure the number of listings shire-wide, only by postcode. It seems that there are fewer listings in Byron Bay 2481 than in the same period last year and 2023. 43 now, 66 last year, and 77 in 2023. Both Mullumbimby and Ocean Shores currently have more listings than they did last year, and Bangalow remains steady.

If supply is tight and listings are scarce, the market shifts from a buyer’s market (where there are more sellers than buyers) to a seller’s market (where there are more buyers than sellers). Then we will see FOMO,  where the fear of missing out prompts people to pay more, creating a domino effect. We will quickly see prices increase if supply is tight and there is a shortage of listings.

Predicting the curve

As they say, the best time to plant a tree is yesterday. Maybe the time to buy in Byron Shire is tomorrow. We may be at the bottom of the S-curve and emerging from a soft market. I do not see a surge of stock coming to listing, and pundits are saying the share market is in bubble territory. We may be entering a robust property market in the whole shire.

The post Market Watch – November 2025 appeared first on Property Buyers Agent, Byron Bay.

A recent report, undertaken by the Sydney University’s School of Architecture, Design and Planning, shows that Short-Term Holiday Rental (STHR) platforms have maintained, if not improved, their rental market share in all NSW coastal towns. This is after the 180-day cap was introduced in NSW and the 60-day cap in Byron Shire. The graph below shows the number of lodgments to the Rental Bond Board in Byron Shire over the past year. It clearly shows a noticeable decline in rental vacancies, even with the 60-day cap in place.

Although it may be too soon, early indications suggest that the hoped-for outcome did not eventuate.. Many people within the hospitality industry predicted this would happen.  Holiday Letting (HL) operators were surveyed before the legislation was introduced, and many stated that they would either work around it, abide by the 60-day cap, or use their property only for themselves when on holiday, leaving it vacant for most of the year (the worst possible outcome). Very few said they were going to permanently let their property. Even if it had created more rentals, most STRA properties are upmarket and unlikely to address the lower-level housing shortage.

Was it worth it?

The post Update on the 60- Day Holiday Let Cap appeared first on Property Buyers Agent, Byron Bay.

Large Lot Residential

Another reason for the ongoing roadworks is the development happening at 53 Macauleys Lane. This will be a relatively conventional large-lot subdivision, delivering 38 rural lots of approximately 2 acres each.  It’s been decades in the making and is expected to be ready for new homes to start around the end of 2027. These blocks will suit families who want space while staying close to everything the Byron Shire has to offer. Part of the roadworks includes a new left-hand turn into Macauleys Lane to manage future traffic.

Also approved for development is land on the southern end of Saddle Road, to the north of Mullumbimby Road. Plans for some of it have not yet been lodged, but a large portion of it is owned by the unsuccessful Greens councillor, Mathew O’Reilly. He has extensive DAs approved for various activities: dual occupancy, nursery, cabins, animal boarding, wind turbine, farm produce, and roadside stall.

This Saddle Road area has been “Under Investigation” for development since the 1988 LEP (Local Environment Plan). In the early 1990s, various ideas were proposed about the usage of this land, including a high school or a hospital. A recent effort to establish an eco-village garnered widespread community support but faced serious resistance from neighbours, ultimately forcing the owner to call it quits.

The Saddle Road

The more interesting part of the story is unfolding on the north side of The Saddle Road, closer to Brunswick Heads. The northern end of the Saddle Road Precinct, known as Gulgan Village, will be accessible only from a new roundabout to be built on Gulgan Road. The existing Saddle Road will be converted into a pedestrian and bike-only central spine within Gulgan Village.

The location of the roads and bike paths in the southern end of the precinct will not be resolved until Council completes its Precinct Structure Plan. Unfortunately, the road works being done now along Mullumbimby Road do not include the planned bike path to connect Brunswick Heads and Mullumbimby, which is a missed opportunity.

The council’s work on the structure plan, infrastructure plan and investigation of indigenous values is funded with a $300,000 grant from the Reconstruction Authority, which promotes climate change resilience. Not resilience as in “bouncing back after disaster,” but resilience built through connection, sharing, and well-planned place-making.

Gulgan Village

Gulgan Village will be a mixed-use, innovative development that is more like a new suburb than a development. It includes residential housing, as well as business and industrial parks. Housing types include affordable dwellings, co-housing clusters, micro-lots, multi-unit and row housing, as well as live-work units and light industrial spaces. These are integrated with landscaped corridors, community gardens, and shared spaces. Five per cent of the expected 400 – 550 housing stock will be given to the Bundjalung of Byron Bay (Arakwal) Aboriginal Corporation.

Gulgan Village aims to provide employment close to home, reduce long commutes, and provide economic security without compromising ecological integrity. Its guiding framework is doughnut economics—growth that respects both environmental and human needs. The planning process always takes time, and moving in will be at least ten years away.

Business and Industrial Land

The new village includes 6.5 hectares of business park and industrial land. This is part of the Business and Industrial Land Strategy that was exhibited for public consultation and approved in 2018/19. The BILS Area 5 features a combination of live-work business park and general industrial areas. It will be accessed through the new Gulgan Road roundabout, and presumably, many employees will be able to walk or bike from homes within the precinct.

Group Homes

At the far north end of the site is the area dedicated to the Group Homes. The Group Homes will be housing for women and children who are currently locked out of accessible housing. They will feature five bedrooms, five bathrooms, a bunkhouse, shared facilities, and gardens. The dwellings will be held in trust by the Byron Shire Community Land Trust and will be 100% not-for-profit. 

Is it True?

Understandably, we here in Byron Shire have seen many grand visions and glossy brochures promising solutions. Why is there hope that the Gulgan Village will be any different? The team behind this venture have had a lengthy track record of delivering successful projects. Creative Capital was behind the Habitat precinct in Byron Arts and Industry Estate. They are assisted in consultation by Rod Simpson, one of Australia’s most esteemed and respected architects and urban planners. The Group Homes are auspiced under the Community Land Trust, which has been in development for many years and was finally completed by Creative Capital, with donations from local philanthropists through the Northern Rivers Community Foundation.

Big development projects in Byron Shire are complex, costly and time-consuming. Understandably, many in the shire are wary of excessive and inappropriate development that prioritises profit over other considerations. There have been plenty of examples of that.  However, when something emerges that appears likely to yield positive social outcomes, such as the Gulgan Village, which has the potential to become a community asset, we should support it.

The post Gulgan Village – what you should know.  appeared first on Property Buyers Agent, Byron Bay.

What’s The Buzz?

We are now at an interesting moment in the property cycle. The question many are asking is, are we at 7 PM on the clock – the start of Recovery and past the Bottom? Are we about to see a market bounce? Interest rates are on the way down. The federal election is done and dusted. People have been distracted by many things for a while, and are we back to normal?

We need to take a step back and review recent activity. There was a massive jump in prices during the COVID lockdowns, as many people sought to escape cities and work from home. This saw an increase in the median house price in many coastal towns along the east coast. Some areas, such as Byron Shire, experienced increases of 50-60% during the COVID-19 pandemic. However, since then, we have seen a pullback from those highs of around 20-30%.

This article from The Sydney Morning Herald clearly outlines the issue. The headline reads The NSW sea-change towns where house prices plunged 20%. If we examine the attached graph, we can easily see the trend line. The Byron Bay (2481) median price went to $3.3 million in 2022 and is now back at $2.1 million. Many recent sellers failed to read the memo on this and have been trying to list at the top of the market, to their detriment.

Days on Market

The amount of time a property is listed for is a good indication of a market’s strength. The average Days On Market (DOM) is 32 days, but we are currently seeing the average DOM up around 50-60 days. Another indicator is whether properties are selling at the advertised price or being discounted. Properties in Byron Shire are being discounted at around 2-4%.  These numbers suggest a combination of buyer caution and excessive vendor expectations.

This means it is a softer market for Byron Shire than normal. Well-priced properties in good locations are selling, but there is no FOMO (Fear Of Missing Out). Buyers have no urgency as they know there is enough stock and they are not about to be gazumped. Agents are reporting that enquiries and open house numbers are up, but it is too early to determine if the demand will result in price increases.

Different Ranges

There are three distinct markets in Byron Shire and the Northern Rivers. Entry-level refers to anything below $1.2 million, mid-level is between $1.2 million and $3 million, and top-end is anything above $3 million.

• Entry-level remains firm due to the housing crisis and a fundamental lack of affordable housing or reasonable rentals. The Bank of Mum and Dad is being stretched to get people into some kind of housing.
• Mid-level is the main bracket that is suffering. There is no investor market; there is no push to buy, except for the regular four D’s: Death, Divorce, Debt or Downsizing. Downsizing is challenging, as our high prices and limited availability of suitable apartments make it less attractive, and many empty nesters are opting to stay put.
• The top end is active but not overheating. We are still seeing wealthy high-net-worth individuals (HNWIs) move to the area and stake a claim to blue-chip properties. The slight change is that big rural acreages are no longer at the top of the wishlist. The younger affluent buyer is more interested in being closer to the beach and not wanting to sit on a ride-on.

Gold Coast Push

Recently, I have been working on the Tweed Coast. Since the market is strong there, we are seeing demand shift from the robust Gold Coast market. The Goldie has transitioned from being a high-rise cultural catastrophe to a more livable city. This growth and demand are also affecting the Tweed Shire hinterland, as well as areas such as Casuarina, Cabarita, and Pottsville, which are experiencing stronger demand as buyers shift their attention south.

Most Expensive

National market trends are also of interest. Sydney is expected to surpass Hong Kong this year with the world’s most expensive real estate. Our five capital cities are among the top fourteen most unaffordable housing cities in the world, according to the new Demographia International Housing Affordability report. Sydney’s median house price is just shy of $1.5 million, while the Byron Bay 2481 median house price is twice that.

Community Sentiment

Currently, we are seeing an increasing debate around property supply and development. The housing crisis and lack of housing variety and options are now negatively affecting livability and productivity. Places like ours, with high residential property prices, are understandably nervous about pressure to allow more development and density. The green, leafy suburbs and beachside ambience, populated by NIMBYs, are now being challenged by the YIMBY movement to remove the white wicker fences and allow for more density.

Byron Shire will need to have this conversation at some point. Do we want to remain a refuge and exclusive enclave for the well-off and privileged? Or do we want to open ourselves up to diversity and accessible housing options? Our three-story limit is here to stay, and no one expects us to adopt high-rise living. Equally, the majority of us are not keen on wholesale urban sprawl that diminishes the rural aspect. Denser villages and master-planned communities, with walkability and active transport solutions, are the best alternative, as available in Europe. But are we ready to make the switch?

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Many locals have indeed deserted visiting or shopping in Byron Bay, especially at night. Many businesses are struggling, and the town is adapting further to cater to the needs of tourists and visitors. Mayor Sarah Ndyaie is backing the proposed SEP and the accompanying subsidies. But in true Byron Bay fashion, there are detractors.

Last Drinks

The background to this issue was the introduction of lockout laws in Sydney in 2014. It experienced a spate of anti-social behaviour and drunken violence. The state government introduced a raft of lockout restrictions known as Last Drinks. Violent behaviour decreased, but so did the vibrant nightlife. It was repealed in 2020, just in time for the COVID-19 pandemic, so the time economy has not had a good run.

The Special Entertainment Precincts were introduced in Sydney to revive the nighttime economy. They are not alone, as many cities around the world have been introducing night mayors – a paid position to oversee the nighttime economy. Sydney has had some success since restrictions were eased. Enmore Road (pictured) was recently voted “One of the Coolest locations in the World” after the SEP took off.

Byron Is Special

Byron Bay will be the first regional area chosen to be a test case to roll it out. It comes with a $162,000 grant to help establish it. The proposed zone will be the length of Jonson Street, bordered by Middleton and Boundary Streets. It will allow for more relaxed rules for outdoor dining and the use of open space, promote live music and live performances, and end the ability of noise complaints to shut down venues. You can view the council’s proposal and provide feedback here, or read more about the complete outline here.

Opponents to the plan were energised by reports that a drunken gang set upon an individual on a recent Friday night. The unprovoked attack in the railway line car park at 3 AM in the centre of town was witnessed by a few horrified onlookers. They also say that Byron now has 127 licensed venues compared to 75 a decade ago, and we have enough boozey behaviour.

The counterargument is that we are no longer a backpacker party town, and the stats show that Gen X and Y are drinking less. Something does need to be done to encourage more cultural activity and community interaction in Byron at night. But will a few more well-lit areas, buskers, and outdoor dining be enough to pull it off?

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Three electorates are in our neck of the woods: Richmond, Page, and Cowper. There were no surprises in Page and Cowper, where the incumbent National Party candidates kept their seats. All the action for us was in the Richmond electorate, where a well-known comedian, author, and local Greens candidate, Mandy Nolan, challenged the Labor incumbent, after getting close in 2022.

Battle Lines

The Labor Party knew she was a threat and threw a lot of resources at their sitting member, Justine Elliot. Some could say there was misinformation in their marketing materials, inferring that a vote for Mandy would help Peter Dutton get elected. This was a bit of a furphy as, although the contest was a three-horse race, Labor, Greens, and Nationals, there was very little chance the National Candidate would get ahead and win a seat for the conservatives. But this was a good ploy by Labor, as the anti-Dutton/Trump sentiment was decisive.

The Results

Preferential vote counting in a close three-way race is complicated and time-consuming, and still at 97% counted as this goes out.   You can see the results here at the Australian Electoral Commission website, but the final result for the three placegetters was this:

Justine Elliot, Labour: 29,527 votes or 26.31% with a swing of + 1.04%

Mandy Nolan, Greens: 25,448 or 30.52% with a swing of +1.72%

Kimberly Hone, Nationals: 24,342 or 25.17 % with a swing of +1.82%

The other candidates were the usual ragtag of right-wing minor parties, all in single digits. The highest was Pauline Hanson’s One Nation, with just over 5%. The other interesting thing is how all three major candidates could have a positive swing towards them. This is because the Liberal Democratic Party was disallowed this year as its name was too close to the Liberals. They got 10% last election, and this time, now called the Libertarian Party, they only got 1.5%. So that balance was spread over the other major candidates.

On election night, it looked like Mandy would do it. ABC election commentator Antony Green showed the big red wall of Labor seats, and for some time, that one green brick of Richmond stood out on its own by winning the primary vote. But it wasn’t to be, and Labor candidate Justine Elliot finally clinched the seat once preferences were distributed. Labor and Greens swap preferences, and Nationals put Greens last. So when preferences are distributed, it puts Labor in front.

Navel Gazing

Both the Liberals and the Greens took a hit on the night. Labor had a historic win – one for the ages. Although the Greens held their primary vote of 12%, their vote has been stuck in the 10-12% range for many years. Have they maxed out? The Greens fantasised about being the power brokers in a minority government, but they have lost seats in the lower house from four to one. Even the leader, Adam Bandt, lost his seat, leaving only Elizabeth Watson Brown in one Brisbane seat. Either way, Albanese would prefer to stick needles in his eyes than deal with the Greens, but he may have to in the Senate, where the Greens still hold seats.

Can the Liberal Party recover from this? It may take two more elections before they can be competitive. This could see the end of the climate culture wars and nuclear plants, so it’s hard to know where the Liberals will go to reclaim the centre-right position. Advocates of both parties say that a period of soul-searching and introspection is now required.

A New Green Deal?

Mandy Nolan has said she will contest the seat again in the next election.  I believe she would be a good parliamentarian regardless of which flag she flies. It would be interesting to consider whether she would have a better chance if she ran as an Independent, since the Nationals put the Greens last in their How To Vote cards. That question is too complicated and above my pay grade, so I asked Chatgpt, and it said:

To assess whether Mandy Nolan (Greens) could have won the Richmond electorate in the 2025 federal election if she had finished second and received 60% of the National Party’s preferences, let’s examine the available data and perform a hypothetical analysis.

Actual First Preference Results:

According to the Australian Electoral Commission, the first preference votes were:

• Justine Elliot (Labor): 29,547 votes (30.52%)
• Mandy Nolan (Greens): 25,486 votes (26.32%)
• Kimberly Hone (Nationals): 24,366 votes (25.17%)

The remaining votes were distributed among other minor parties and independent candidates.

Hypothetical Scenario: Mandy Nolan Finishes Second:

In this scenario, we assume that Mandy Nolan overtakes Kimberly Hone to finish second, leading to a final count between Labor and the Greens. We also assume that 60% of the National Party’s preferences flow to the Greens.

Preference Distribution Analysis:

• Total National Preferences: 24,366 votes
• 60% to Greens: 14,620 votes
• 40% to Labor: 9,746 votes

Adding these preferences to the first preference totals:

• Mandy Nolan (Greens): 25,486 + 14,620 = 40,106 votes
• Justine Elliot (Labor): 29,547 + 9,746 = 39,293 votes

Outcome:

Under this hypothetical distribution, Mandy Nolan would have secured:

• Mandy Nolan (Greens): 40,106 votes
• Justine Elliot (Labor): 39,293 votes

This suggests that if Mandy Nolan had finished second and received 60% of the National Party’s preferences, she could have won the seat by a margin of 813 votes.

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Over the years, I’ve been involved with many community projects, including The Uncle Project, The Big Picture, NRCF, Creative Mullumbimby, and more. This time, I’m excited to turn my attention to something new, and as a result, this newsletter will be changing its focus. I wanted to let you know well in advance.

New Project

My wife and I are working on an initiative called What The Future! WTF is a PhD research and impact documentary film project that explores the inner capacities enabling community cohesion in a time of eco-social crisis.

My wife, Susanna Carman, is a Strategic Designer doing her PhD on community thriving amid climate change through the University of Technology Sydney. Before I became a buyer’s agent in Byron Bay, I spent 25 years as a TV documentary producer, delivering over 13 hours of international TV programming. I also have a background and interest in alternative housing models, planning, and community. We have come together to work on this idea that we both consider valuable — we hope you do too.

Stay Tuned For More

In next month’s issue, I will share more about the project and ways you can get involved, including visiting the website and/or joining your preferred social platforms to stay engaged. For now though, I wanted to let you know that my newsletter writing attention will begin to redirect toward What The Future! in the months and years ahead, which will have its own newsletter.

This will mean that I will be winding down the Byron Property Search Newsletter. However, I still have enthusiasm and passion for continuing my part-time role as a Buyer’s Agent and Vendor Advocate, so I will still have time for that.

I know some of you will miss the BPS newsletter. Still, others will be enthusiastic about joining my new endeavour, given how purposeful and prescient it is for our Byron community and all regional areas around Australia affected by climate change.

Thanks again for all of your support over the years. I look forward to sharing this next writing chapter with you all. Stay tuned for more info about What The Future! in next month’s issue.

The post What The Future! appeared first on Property Buyers Agent, Byron Bay.

The issue with non-compliant residences puts Byron Shire Council in a difficult position. In the middle of a dire housing shortage, it could be forced to crack down on these premises and issue demolition orders while, on the other hand, trying to find more ways to house people. Quite a quandary!

When you add the 2.5 million annual tourists and the estimated five to ten thousand permanent residents using the roads, services, and infrastructure, the Council is missing out on rates, development contributions, and state government funds for schools, roads and government services. That is an economic quandary!

Cash Rental

The situation is also under pressure from the other end. The ATO is now targeting landlords who get cash rentals from tenants living in illegal studios, cabins, garages, yurts, tiny homes, humpies, etc. The Australian Tax Office is ramping up efforts to address tax evasion within the residential investment property sector. I have heard anecdotally that they are paying particular attention to the Northern Rivers.

The ATO is asking banks to provide transaction data on millions of landlords, and state regulators are being asked to track those who do not disclose rental income. This crackdown aims to enforce tax laws and ensure compliance in the property sector.

Council’s Challenge

The presence of unauthorised dwellings has been a persistent issue for the Council, which described the situation in 2020 as “thousands of unauthorised dwellings littered throughout the shire.” Despite acknowledging the problem, the Council has not specified how many there are, and there is no way of calculating the number. We can assume that the number is escalating due to cost-of-living pressures, the housing shortage, and the Council is still not releasing adequate new housing.

While shutting down these dwellings may seem counterproductive during a housing crisis, the Council is legally obligated to enforce compliance with planning and safety regulations. Many structures lack proper sanitation, fire safety measures, and environmental protection. This poses a risk to residents, the broader community, and especially first responders like the RFS volunteers in a bush fire when they do not know where people are.

The Council is obligated to enforce non-compliance orders whenever notified by a member of the public. Often, this is weaponised by irate ex-tenants or cranky neighbours who complain on the Council’s dob-in-online form. Council’s compliance officers find themselves doing dirty work in neighbourhood disputes.

In 2022, Byron Shire Council introduced its Unauthorised Dwelling Guidelines, outlining three pathways to address the issue. It asks all landowners and landlords to find a way to comply. Many of these pathways will lead through the bush, over the creek and along a 4WD track to a DIY structure with no DA, no CC (Construction or Occupation Certificate), and no compliance history. The end of this pathway will probably lead to a demolition order.

Conclusion

The issue of unauthorised dwellings in Byron Shire is a complex and evolving challenge. The Council is in a no-win position, while at the same time, people who have lived in the hinterland for decades in alternative, low-cost homes that have served them well should be cut some slack. Unfortunately, if anything, regulations,  building standards and bushfire safeguards are only getting more stringent and expensive to comply with.

As a buyer’s agent and vendor advocate, I continually deal with problems with approvals. When I started in the ’90s, most rural dwellings I dealt with were as unfamiliar with DA approval as dreadlocks with shampoo. These days, I encourage everyone to get compliant if they can—especially before going to market. I also find that today’s new buyers (and their city solicitors) have no appetite for dodgy, unapproved structures or under-the-radar rentals.

Something will have to give at some time. It will be interesting to see what it is—and when!

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One of the themes in the Place Plan is to deliver a main street or central plaza area so OS can have somewhere for people to gather and meet. The only feasible option is to do something with the shopping centre. It will be interesting to see what that would look like.

The other unexpected decision was to include the Marshalls Creek Boardwalk as something to be investigated. Currently, residents in South Ocean Shores have to drive or trek without a footpath up the Raja Road hill to get to the beach and New Brighton. One of the above boardwalk options would make walking or biking in the area safer, easier and more scenic. The Council voted to assess the options.

Ocean Shores has been criticized for many years. I was one of them until I lived there and realised what a great place it is.  It used to have the derogatory name of Open Sores – but no longer. We also used to call Pacific Vista – Specific Blister, and Suffolk Park – Suffering Park. What clever little smart arses we were. But no longer – welcome to the Shire, Ocean Shores, and much love to you!

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How does it work?

The homeowner must be 60 years or older. No repayments are required while the borrower lives in the home. The loan, plus interest, is repaid when the house is sold or the borrower moves into aged care. The mortgage amount available depends on the borrower’s age and the property value.

Pros and Cons:

Benefits:

• Provides financial flexibility for retirees.
• No regular repayments are required.
• Borrowers continue living in their homes.
• In Australia, there is no negative equity guarantee.

Risks:

• Interest compounds over time, increasing the total debt.
• Reduces the inheritance left for beneficiaries.
• Future home equity may be limited.

Costs

Interest rates on a reverse mortgage are higher than the standard rate. The three leading mortgage providers, Household Capital, Heartland Bank and Inviva, have an interest rate of around 9%.

LVR Calculation

The LVR is the Loan-to-Value Ratio. How much can you borrow? An example best explains the calculation. Jane (60) and John (70) apply for a loan. Their property is valued at $1 million. The LVR is calculated by subtracting 40 from the youngest applicant’s age. 60-40=20. A 20% LVR allows the couple to borrow $200,000.

Is it right for you?

A reverse mortgage can be a valuable financial tool, but it is essential to seek independent financial advice and explore alternatives like downsizing or government pension schemes before committing. I am happy to discuss this option with any past or future client.

“We were feeling the weight of financial stress. At 78 and 69, owning a $3 million home in Byron Bay should have given us security, but with a $300,000 mortgage, a $85,000 business overdraft, and $150,000 in outstanding tax, it felt like we were drowning. On top of that, health issues were making it harder to keep up.

Our business was doing well, but the pressure was relentless. That’s when we decided to refinance with a Reverse Mortgage—and it changed everything. We consolidated our debt, freed up capital for much-needed renovations, took a holiday for the first time in years, and even set up a cash reserve, giving us flexibility and peace of mind.

We still run our business and pay loan interest when we can to reduce the compounding effect, but the constant pressure is gone. Now, we’re back in control, living life on our terms. It was the best financial decision we could have made!”  — Richard & Rachel, Byron Bay

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We understand and appreciate why NIMBYs are generally against development. The outcome of the tortuous and labyrinth NSW planning system usually delivers terrible results for residents and neighbourhoods. However, there is also a pressing need for more housing. YIMBYs, mainly young people, have a right to be angry, and we support their lobbying for more density housing in convenient locations and better rental options.

What do we believe?

BIMBYs want to take the middle path between the duality of “Stop Everything” and “Let It Rip”. There is such a thing as good development. There also needs to be a change of direction away from endless urban sprawl and lousy architecture. We want to prosecute the argument that ideas of soft-density, active transport, and master-planned communities are the future. BIMBY wishes to progress this conversation so the broader public can understand and support these ideas, allowing politicians and councils to take risks and provide better housing choices, not just more of the same. We need to take the community with us for this change to happen.

How it works

Public discourse in Byron Shire is often oppositional and generally anti-development. The belief is that Byron is unique and different and needs to be saved from the worst excesses of the profit-driven housing industry. That has served us for a time, but as we advance, “just say no” to everything is no longer an option.

It will be the worst possible outcome. It will deliver a monoculture of wealthy residents serviced by a commuter class that finds it too expensive to live here. Our children will not be able to afford to buy homes or rent. We will have no diversity and lose the interesting and quirky community, which is one reason why people were drawn to live here in the first place.

The world’s best practice urban design is now settling on planning that places humans over cars, walking, bikes and more public transport over ever-increasing roads and parking lots. Soft density limits extreme height and unit towers and provides easy access to shops, amenities, parks and venues instead of the isolation of suburbs and commuting.

Solving the housing crisis with more density and saving large tracts of land from urban sprawl is possible. Our region’s fertile rural rolling hills must be saved for value-adding agriculture or even regenerated back to forest.

BIMBY runs a Facebook page. Please join us. We also have occasional get-togethers. A sister FB page called #Revive2481 is also good value and is more focused on active transport and traffic reduction.

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Some of the many housing options on the menu are co-ops, group homes, co-housing and build-to-rent. However, since we are a rural region, I want to concentrate on just three for this article: Multiple Occupancy, Community Title, and Ecovillage.

Background

Australia is the most urbanised nation in the world. Of the 26 million population, over 90% of us live in cities or suburbia. The baby boom generation was conceived in the red brick-and-tile developments of the outer suburbs. Inner city units were the option for singles, couples and the retired.

Not much changed until the early 70s with the Whitlam Labor government. The idea was to allow a new type of housing in the regions. MOs originated as a type of rural development where a group of people, not necessarily related to each other, live on a single property in several dwellings.

MOs and CTs

The first MOs were in Byron Shire in Main Arm. The Aquarius Festival in 1973 in Nimbin (Lismore Shire) led to the creation of the Tuntable Falls Co-op. Others followed, and it was viewed as a way to utilise cheap land to build affordable housing in the regions. Because of resistance from local councils, the NSW government (Minister Paul Landa) introduced an enabling state planning policy for MOs in 1988, overruling local councils.

Community Title legislation was introduced to fill the gap between standard urban subdivisions and strata. Its attributes were recognised, and CT has become a helpful option in rural areas, especially in the Byron Shire.

The critical difference between MOs and CTs is that MOs are only one title, where each shareholder has the right to build a dwelling. In a CT, each buyer has a separate title and shares the common land as tenants in common. This makes CTs more desirable and valuable to MOs as they can be mortgaged and are more independent.

Property Boom

Fifty years later, affordable houses on cheap land are a thing of the past. Most MOs are converting to CT, and shire councils are glad to see the last of them. LGAs prefer to get the rates and no longer want to deal with compliance issues with unapproved DIY builds. The lack of governance structures is an issue for MOs, and the hippy dream of everyone getting along and living off the land proved to be not so simple.

Many new rural subdivisions in Byron Shire use the MO development stage to proceed to CT. Some of these new rural land-share communities are less about the “community” and only about the “Title.” The demand for small rural acreages is still there for city tree-changers, with or without the community aspect. Therefore, most MOs are keen to proceed to CT approval if possible.

With MOs, extra research and due diligence are required to avert buying into a dysfunctional situation. You will also need to be a cash buyer as mortgages are complex, if not impossible, to secure. CTs are another matter, and new CT subdivisions are still coming to market. Expect to pay between $1-2 Mil for a couple of acres plus body corporate fees to manage the community land. A lot has changed since this was the cheap, get-back-to-the-land option.

Ecovillages

Ecovillages are subdivisions where community, sustainability and ecology are front and centre. The model has been slow to catch on, but expect an increase in ecovillages as the desire for community and concerns about climate change become more pressing. State planning bureaucracies have not been friendly or adaptive enough to expand this option thoroughly.

A good example of the difficulties was seen locally with the Brunswick Eco Village on Saddle Road, Brunswick Heads. This site is now being developed as mixed-use and is dealt with more in ATT. The planning approval process was long and arduous for the developer. Even with a strong and dedicated band of supporters and potential residents, the proposal was abandoned due to lengthy delays and a small amount of local opposition.

A new attempt at ecovillage development is afoot in Kyogle Shire. Afterlee Ecovillage is currently signing up people wishing to have a go at community living. In Western Australia, south of Perth, the Wichcliffe Ecovillage is one successful example that is being held up as a model to follow. Narara Ecovillage is just west of Newcastle, NSW. They are about to launch stage 2 of a vacant land release.

With the housing crisis only getting more dire, it is interesting that these models are now receiving more attention. If you want to participate in a deeper discussion on this matter, a conference is coming up in Lismore later this month. Click here for more info.

Get Good Advice

Buying into any of these options is not as straightforward as buying into a unit or a house. CT, with its title, is a bit easier but still has variables because of the rural nature of the land. With MOs and ecovillages, there are also more steps in the purchase process. It takes time to see if it is a right fit – on both sides. Byron Property Search has dealt with many purchases on all three options and is happy to talk to anyone considering going down this route.

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After the sugar rush, we had indigestion and constriction. These prices were not maintained, and we had a pullback of around 30%. The median house price hit a mid-pandemic high of $3.5 million and then hit a low of $2.4 million. However, high-end properties suiting affluent buyers remain relatively stable compared to mid-market homes.

Trends and Challenges

Macroeconomic forces played a part in the downturn, as did natural attrition after such massive gains. Inflation, high interest rates, international wars and tensions, and cost of living concerns were all factors in our region’s general malaise. The Byron bubble did not burst but indeed lost some lustre. Demand and residential prices were down, as were commercial property and business turnover. It was unusual to see so many shopfronts for lease in the CBD of Byron Bay. Other factors were at play as well:

•  FLOODING

Almost three years after the significant flood of February 2022, most of the literal and metaphorical mud has settled. Homeowners personally affected have had a triple whammy: distress around homelessness and loss of amenities, loss of property value, and a disastrous roll-out of government assistance—a classic case of overpromise and underdeliver.

The loss of property value is now baked in in these affected regions—neighbourhoods in Mullumbimby, South Golden Beach, Burringbar, Lismore, Wardell, and some parts of Ballina have fallen around 30%, and that price disparity will not be recovered over time. Some opportunities may exist in these places, which I elaborate on here.

•  HOLIDAY LETTING CAP

The current downturn in Holiday Letting and Airbnb numbers happened before the recent 60-day per annum cap was introduced. It may be too early to tell, but there seems to be no sudden rush of HL homeowners selling or transferring to permanent letting. As was surveyed before the introduction of the cap, very few HL property owners intended to switch their properties to rental. There was substantial community support for this legislation, the only shire in the country to be granted this exemption, and many other LGAs are watching if it works. If nothing else, it will now limit the growth of Holiday Let properties, which is a good thing.

•  HOUSING SHORTAGE AND RENTAL AFFORDABILITY

This is a most pressing issue with no visible solution in sight. The rollout of new housing, especially much-needed density dwellings for Key Workers, is cursory at best. The entry-level market, under $1.5 million, will remain strong as people struggle to find secure housing. Most are relying on the resources of the bank-of-mum-and-dad, currently Australia’s 9th highest lender and providing finance to 40% of first-home buyers.

Backpackers and casual workers are the mainstays of Byron Bay’s service economy. Many young people from South America come here to work and save enough money to travel further. They are resilient and can pack and share homes to make life affordable. They can also save money here, which is more difficult in their home country.

Conclusion

The old catchphrase that often sounds suspicious coming from a real estate agent – “It’s never been a better time to buy” – may be correct at this time. As interest rates and cost of living pressures ease, we will see more demand re-enter the market. Some agents are already having their best turnover for sometime.

Higher-than-usual stock levels are keeping prices in check for now. There are currently 485 listings, nearly 25% more than at this time last year. Many owners delayed listing, waiting for spring and a more robust market. Sellers are strongly advised to list at or below market rate to get offers, as discerning buyers are not prepared to overpay. But this may not be the case for long as the Byron bubble begins to regain its lustre.

The post Market Watch – Dec 2024 appeared first on Property Buyers Agent, Byron Bay.

1. AI and Predictive Analytics: Advanced algorithms personalize property recommendations based on your search history, lifestyle, and budget. If you search for a property and use social media platforms, you can expect comparative options to pop up in your feed.

2. Immersive Experiences: Virtual and augmented reality are transforming property searches. 3D home tours and VR walkthroughs are at an early stage. Future buyers will explore properties remotely, which will help cut down on search time.

3. Comparative Market Analysis (CMA): The CMA was once solely the domain of the listing agent. Now, buyers themselves can control automated tools to provide comparisons of similar properties to ensure they don’t overpay.

4. Geo-Mapping Tools: Interactive maps show property locations along with data and locations on nearby schools, public transport, hospitals, and other amenities.

5. Smart Homes: Properties equipped with IoT-enabled devices (Internet of Things) like smart thermostats, locks, and lighting are increasingly popular and will soon be commonplace. On your afternoon commute, would you like to dial into your IoT, run the bath, preheat the oven and feed the cat?

6. Smart Contracts: Contract exchange used to involve a physical exchange of bulky paperwork between two lawyers. Now, it is an online push of a button with technology from Australian company PEXA, which is making inroads overseas.

7. Tech-Enabled Brokerages: Fintech, the precursor to Proptech, loves your data. Banks and funding companies are integrating technology to streamline loan applications and to make bank switching easier.

8. Investment Analysis: Investors can download tools to calculate ROI, rental yields, or potential appreciation and depreciation for buyers considering investment properties.

9. GreenTech: Houses in the future will be rated on their energy usage and sustainability. In Australia, the Green Star system will become more critical to buyers of houses equipped with sustainable, cost-saving technology.

Will it Take Over?

I doubt that Proptech tools will ever take over completely, making real estate agents redundant. The DIY property listing websites have not become as ubiquitous as first thought. The subtle art of negotiation is something that a bot or android will never master. The good agents I work with are skilled at maximising the sale price without alienating buyers.

In the same way, an experienced buyer’s agent has human perceptions beyond the scope of the most advanced Proptech innovations. Deep local knowledge of a neighbourhood and community, understanding and appreciation of aspect, character, design, weather, privacy, amenity, livability, and all the other things that make one house a home and another a lemon are not going to be mastered by machine learning. My job is safe from AI – for now, anyway!

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Well, I grew up locally and went to Bangalow Public and Byron High. So, I’m a local and love living here. I did go to Sydney for a while to university, where I studied engineering at UNSW. I also started a PhD in water engineering, so I drilled down deep in that area, and I find it fascinating.

How is it in the council? And is it true you are the youngest councillor ever elected to BSC?

Yes, as far as I know, I am the youngest councillor ever and the only one ever elected under 30. So far, the council has been hectic, and there is much to learn. We have just been doing induction things to understand how the process works and who to talk to on staff.

You also have one big decision, partly why I wanted to talk to you. The new council’s first meeting was decided by a 5 to 4 vote to rescind the decision to go with Rous Water as our water supplier and spend two years investigating the option to redevelop the retired Laverty’s Gap weir in Mullumbimby. The aim here is to try to make a complex and contested debate like this simple and easily understood. So, give me your best shot. In one paragraph or less, why do we need to do this?

Ha ha, I’ll try! What we need is more information. We cannot say at this point what the best option is. My best information now points towards off-stream storage from Laverty’s Gap. I am not tied to any particular outcome. I feel that the decision on the last day of the previous council was rushed, and I don’t feel the analysis provided then was robust.

Hasn’t this decision been in process for years, though? It seems we have been lucky to have a period of wet seasons, and if we were in the middle of the usual dry patch, we would be in trouble. Do we even have time to revisit this? And don’t you think people are sick of repeatedly revisiting decisions?

Yes, I can understand that. But this one is important. I don’t think the figures provided for what Rous Water was estimating for the future would be sufficient. We could get tied to Rous, and our eventual costs could exceed what we need to do to refurbish Laverty’s. This is especially true if Dunoon Dam is part of their decision, as this would have economic, environmental, and cultural significant issues. It is in the same catchment as Rocky Creek Dam, so it’s like putting all your eggs in one basket.

Okay, here is the main prickly issue. How will you convince ratepayers to either increase rates or impose a levy to pay for this, primarily if shire-wide ratepayers must subsidise something that only benefits Mullumbimby residents?

Well, until the last financial year, Mullumbimby residents have been subsidising shire residents for all the years Laverty’s has been functioning. Until recently, water from Laverty’s was half the cost of bulk water from Rous.

My dream scenario is that we can go back to residents at the end of two years and say, “These are the options. This is what they are going to cost. These are our understanding of the environmental impacts and the water security they provide. What do you think? What do you want us to do?”

Hopefully, we will have more clarity on Rous Water’s future projections. Sarah (Mayor Ndiaye) and I were also elected to the Rous County Council, which will be educational and exciting.

OK, here is my other main hesitation. I am sure I am not the only council watcher with this concern. Recent history suggests that Byron Council has a failed track record in its ability to manage major infrastructure projects like this.

I take your point. But I would return to the knowledge that water and sewerage are core council responsibilities. This is not what some people have called “Glamour Projects”, which the council has found hard to pull off. In the water space, it is a bit different in the framework of the State level to facilitate council in these things. Councils all over the regions work within the auspices of DPI (Department of Primary Industries). They have to sign off on any strategy. If we have a good case and business model, we would also be looking for state funding from them.

OK, Elia. Thank you for your time. It took a bit more than a paragraph, but your argument helped. Good luck in council, and thanks for your contribution to the community.

The post Interview with Elia Hauge appeared first on Property Buyers Agent, Byron Bay.

Let’s talk to a water engineer

Elia Hauge, newly elected and youngest councillor, led the push to switch from Rous and relook at Laverty’s Gap option. Elia has the added advantage of being a water engineer, so it seemed fitting to sit down and ask her opinion during this accompanying interview.

The post Water, water everywhere appeared first on Property Buyers Agent, Byron Bay.

A Vendor’s Advocate is a project manager for your property sale. They help you sell your property and are involved from the initial strategic planning phase following the campaign through settlement day.

Like my time as a buyer’s agent, I now see the demand and acceptance of vendor advocacy taking a similar trajectory. Every time I work with someone as a VA, I see how they appreciate the service and its value to the transaction. Of course, it is not for everyone and suits some more than others.

Who Benefits

Most people get to buy and sell a property only a few times in their life, at best. Those who buy and sell a lot of property may not see the benefit. But even for those few, it sometimes works that they wish to delegate the job to someone who does it a lot.

Engaging a VA is especially useful for a vendor who is time-poor, absent from the location, unfamiliar with the selling process, unsure about selling or feels they need an experienced professional to help with this significant decision. How often do you attempt to service your car, diagnose your child’s illness or build your own house? Sometimes, engaging a professional in critical decisions is the most prudent decision.

The Process

Much like a selling agent, a VA will provide a market valuation of your property using comparative recent sales. Then, they will provide data and information on agents with a good track record and sales history. If you then choose to go to market, they help you select the right selling agent to best suit you and the property. Sometimes, a good personality fit is as important as experience and market share.  Anyone with a long-standing relationship with a trusted agent should stay with that relationship, as that is valuable. Most people do not, and helping them get this part right is essential. A VA can also help if you wish to be an owner-seller or use one of the many new websites catering to DIY selling.

The Costs

Once selected, the VA and the listing agent work together throughout the marketing campaign. The VA takes a smaller share of the final commission and is a conjunction agent. Therefore, engaging a VA does not cost you any extra money – you get two agents for the price of one. One may ask if the delegated listing agent is always agreeable to this, and the answer is yes. Especially those who have worked with a VA before. They only have to worry about the buyer and find the workload satisfactorily diminished. I have always found it to be a harmonious working relationship.

Testimonial

I want to share this testimonial from a recent VA client with you. She owned a property in Byron Bay and had since moved to Sydney. She wished to sell it to buy a unit there. I helped her find the right agent, prep the property for the market, and oversee the marketing process to get her asking price. I also gave her advice on buying in Sydney.

“Michael was a blessing. He consistently provided sage, grounded, and clear advice with an understandable rationale.

Michael provided wonderful support and advice while preparing my property in Byron for sale. He linked me in with wonderful tradespeople who did an exceptional job on budget and on time, with no angst whatsoever. I live in Sydney and take great comfort in knowing that Michael oversaw the renovations.

Michael identified a best-fit agent to sell my property, again providing readily available support and guidance through the listing and negotiating of the sale process.

What stands out for me with Michael is his rare combination of vast experience in the field of real estate, his comprehensive, lived knowledge of the Byron area and, most importantly for me, his willingness to work at my pace to my priorities, always with respect, patience and kindness. 

I cannot recommend Michael highly enough.”

Billie, Sydney

Downsizing Support

I found this recent article from the SMH a good addition to this topic. A Vendor’s Advocate can help downsize, sell, and buy. If you cannot download the full article, here is the synopsis:

Empty-nesters have the potential to ease the housing crisis by selling their large homes, allowing families with more people to move in. However, the Australian Housing and Urban Research Institute says emotional barriers can stop many people from moving. Professional downsizers can help with big moves later in life, and a recent downsizer thinks it can be a “fantastic decision”.

Podcast

Here is an excellent podcast and video about Vendor Advocacy as well.

If you want a no-obligation, no-cost consultation about the future sale of your property, call or email to make an appointment.

Michael Murray   |   0428 5555   |   michael@byronpropertysearch.com.au

The post The Benefits of Vendors Advocacy appeared first on Property Buyers Agent, Byron Bay.

It will take a while before we find out. Short-term rental properties are allowed to run until their registration requires renewal. Some high-demand areas are cut out of the ruling. These precincts are allowed the full 365 days of Holiday Letting. Many other shires throughout the state and country will be watching this test case. The NSW state government introduced a 180-day HL cap statewide in 2022. The precinct map and details about the regulation are on the BSC website.

A Little Bit of History

We must remember that the STHL (Short-Term Holiday Let) industry evolved to fix a problem that developed in the 90s. Club Med Resorts wanted to bring its brand to the Bay against much opposition. We became a Backpacker-Party-Town, with chaotic NYE celebrations and daytrippers trashing the place. We decided that we needed “High-Value, Low-Impact” tourists.

The answer was families that stayed a week spent lots of money and were in bed by 10pm. Families wanted to stay in family homes, so the Holiday Let industry was encouraged and grew. Like all success stories, it got out of hand. The internet platforms took property rental out of the hands of real estate agencies, and some outside investors took over from the local cottage industry operators. It began to leak into suburban areas where it should never have been.

Wrong Target

The main problem with this whole saga was the idea that the STHL industry caused our housing issues. HL properties never exceeded 10%, and HL providers had a right to feel they were being scapegoated by a council flailing and failing to fix the housing crisis. Our housing crisis has been baked in with decades of anti-development consensus.

We only have to look closely at the IPC (Independent Planning Commission), which approved the cap regulation. They went further, as the council asked for a 90-day cap and returned with 60 days. Many were crowing about this as a victory, ignoring the need to look closer at the regulation.

The IPC granted the 60-day cap, allowing the precinct cut-out, with proviso/demand to finish the long-delayed and mishandled Residential Strategy and commit to building another 4,500 houses over the life of the residential strategy. The experts at the IPC were not deluded with magical thinking that limiting Holiday Letting would solve housing issues. The way to solve a housing shortage is to (duh) build more houses.

Brake on Tourism

The policy’s positive outcome is that it will help curb out-of-control tourism. We do not want to become another Venice, Barcelona, or Bali. Tourism numbers will only intensify, and we want to keep our remarkable, unique quality. We can do this with various accommodation options: Holiday Let homes, upmarket hotels being built now, lower cost accom and more diverse housing for people living and working here. Let’s hope the new council can start on the road to this mix with more pragmatism and less bullshit.

The post Letting Go of Holiday Letting appeared first on Property Buyers Agent, Byron Bay.

All were vying for the mayoral role, and Sarah Ndiaye (52%) just managed to beat Asren Pugh (48%) with around five hundred votes after preferences. Outgoing Mayor Michael Lyon failed to hold on to the gavel but did reclaim a councillor seat. Newcomer David Warth also failed a mayoral bid but won a council seat.

The final councillor vote gave the Greens four seats, including Sarah’s mayoral seat. The Green’s councillors are Elia Hauge, Delta Kay, and Michelle Lowe. Labor got two seats: Asren Pugh and Janet Swain. The three Independents are David Warth, Michael Lyon (outgoing mayor) and Jack Dods.

What it means

How will this election affect voting patterns? One could assume that the Greens would vote as a block. The two Labor and two of the independents, Jack and Michael, would vote together as they are pretty aligned (Centre Left/Progressive). David Warth is an unknown factor, and let’s deal with him later.

This would be a more predictable outcome if Sarah were leading a deep Green team (as in the Duncan Day/Jan Barham variety). But Sarah, or any of the team, are light Green and could just as likely vote with the Labor and Independents on specific issues. Also, the Greens have a history of their elected councillors going rogue and jumping ship.

Talking about Going Rogue

The biggest surprise in the election was independent David Warth’s high vote. He played a straight bat at the meet-the-candidate events and with his public policies. He was pro-business and pro-tourism, and many of his policies were fair and reasonable. He went to great lengths to play down the fact that he is a conspiracy theorist.

During COVID, Mullumbimby was well known as a flash point for anti-vaxers. We have had 5G towers attacked, and we all know advocates of the “Conspirituality” – a combo-cocktail of conspiracy and spirituality. Do we have 18% of the population down this rabbit hole, or did David Warth pick up some extra votes by not being transparent?

Another reason for Warth’s high support may have been the ringing endorsement from Echo editor Hans Lovejoy. It’s a worry when our local newspaper, which should provide better coverage of candidates, cannot even do basic research and give readers factual information.

Who is Overreaching?

No one denies the existence of conspiracies, government overreach and corporate surveillance. The trouble is when facts overreach into fiction, and people believe that the IMF and the UN are in cahoots to rule the world, take away our freedoms and inject us with microchips.

We live in a democracy and aspire to freedom of speech. Anyone can believe whatever they want. However, democracy can only work when wannabe politicians are open and transparent about how they want to affect policy and public discourse. I know people who voted for David and were annoyed when they found out his beliefs differed significantly from what was stated on the box.

Meet you at the “Fringe”

It has been well-documented that the far left is now meeting up with the far right in outer space. Who has not been surprised when someone you know suddenly thinks that Trump is a good guy and Tucker Carlson is their go-to guy for the truth? It has been reported that there were at least 3% of “fringe” candidates in this recent election, from the far left and the far right. This 15-minute video from a Central Coast conspiracy coordinator provides insight into their grand vision for a global takeover, one council election at a time.

The post Council Election Wrap Up appeared first on Property Buyers Agent, Byron Bay.

Independent Team Falls Apart

Then, on August 7th, Cr Mark Swivel posted online that he would no longer be running #3 on the Michael Lyon Independent Team. Meredith Wray also left the team. Mr Lyon’s court appearance is not scheduled until August 19th, and candidate applications closed yesterday, Wednesday 14th.

Michael Lyon is disappointed with how the incident was reported and is adamant it was a misunderstanding. His wife is still supporting him and has tried to have the charges withdrawn. However, it is police policy not to withdraw DVO charges even with the applicant’s wishes due to issues of coercive control.

These charges against Michael Lyon will not be adjudicated until after the 19th of August. He will then be able to discuss the incident further and intends to get clear air to make his bid to keep his mayoral role to be decided on September 14th.

Other Candidates

There are now five groups, five with mayoral candidates.  They are Sarah Ndiaye (Greens), Asren Pugh (Labor), Michael Lyon (Independent), David Warth  (Independent). Each has a team to be in the group section. The NSW Electoral Commission has since updated their website after this first version was sent out. Please go to that site for up-to-date info.

The attached article, The Candidates (which has also been updated) has the list and a bit more about each candidate. Meredith Wray, who was #2 on the independent ticket, left the team and is now running #3 on the new independent team led by Jack Dods.

Winners and Losers

There are still three candidates for mayor: Asren Pugh (Labor), Sarah Ndiaye (Greens), and Michael Lyon (Independent). Sarah is probably now the favourite to be elected as mayor, but Asren could be a dark horse. Michael Lyon, who was perhaps previously the favourite, now has a lot of ground to make up.

Whoever wins mayor will automatically have their number two elected as their votes go down the line. Then it could be three Greens and three Labor (Mark Swivel is still a strong candidate). Then, it will be two independents. If Michael Lyon fails in his bid to be reinstated, it could be Jack Dods and David Michie from the Independent team. I do not see any of the other ungrouped independents getting enough traction to win a seat.  But, as we have seen, anything is possible.

The post Local Elections Update appeared first on Property Buyers Agent, Byron Bay.

GREENS

Cr Sarah Ndiaye – Mayoral Candidate

She has already served two terms on the Council and was elected when Simon Richardson won the mayor’s race. She is a nice person and a hard worker. Some would say it is her turn—the Kamala Harris of Byron Council.

Elia Hauge

Elia is a water engineer and, if elected, will be the youngest person on council. Possibly the only one under 40.

Delta Kay

You cannot get more local than Delta. Born in Byron Shire and is a proud Arakwal Bundjalung woman. Does a spirited Welcome to Country and leads local tours in Byron Shire explaining local aboriginal heritage and lore.

Michelle Lowe

Michelle is also a local Bundjalung woman, a high school teacher at Byron Bay High, and an academic.

Nell Schofield (New addition to the team)

Nell Schofield is a long-time member of the NSW Greens. She is the daughter of Leo Schofield, a well-known Sydney arts and cultural commentator. Nell has also been highly active in the arts as an actor, screenwriter, writer, radio presenter. She is also a surfer and is fondly remembered in her role in the 1981 film Puberty Blues.

LABOR

Cr Asren Pugh – Mayoral Candidate

Asren lives in Bangalow and has been on council only in this last short term. He runs the Byron Bay Muesli company which is based in the Byron Bay Industrial Estate. He has an interesting family lineage. His grandfather, Clifton Pugh was an award-winning artist and most famous for the distinctive official portrait of Gough Whitlam. Father Dailan Pugh has been a prominent environmental activist for many decades.

Janet Swain

Janet is a singer, songwriter, choir director, and singing teacher. Her brother Andrew is also into choirs and conducts the well-known Dustyeskys. Janet lives in Ocean Shores and intends to be a strong advocate for the north of the shire, which can often seem overlooked.

Cr Mark Swivel

Mark is a lawyer and principal of Barefoot Law, a community law practice. He is also a writer and performer. He was elected a councillor at the last election. He is president of Eureka FC and a director at Spaghetti Circus. He is often heard on local ABC radio as a musical commentator and once appeared on Late Night Live with Philip Adams, who gave him a Koala Stamp.

Pete Doherty

Peter lives in Bangalow and works in aged care. He is also an ex union official.

Linda Lascelles Watson

Linda is a consultant in early childhood education and holds Master of Education from Sydney University. She lives in Byron with her husband and has adult daughters.

Diana James

Dr Diana James is an Honorary Research Fellow at the School of Humanities and Arts at ANU. Her research focus is the Indigenous song, story and dance of the Western Desert. Since 1975, she has worked as an applied anthropologist, fluent in Pitjantjatjara, with the Anangu Pitjantjatjara Yankunytjatjara (APY) people.e.

INDEPENDENT

Jack Dods

Jack Dods has a Bachelor of Design in Architecture, a Master of Architecture, and an Urban Design Special Program from Columbia University, NY. Jack has been active in the local council as well as in Sydney. Jack has been active in the local council, such as the Byron Bay Master Plan Committee.

David Michie

David Michie lives in South Golden Beach and has lived in Byron Shire for 18 years.  He has a background in technology and advocates for bike paths, walkable town centres and better urban design. He is active in the community and sat on the Byron Bay Master Plan Committee and Byron Council Transport Committee.

Meredith Wray

Meredith is a regional tourism expert who works with governments, industry and communities across Australia to influence the sustainable development, management and marketing of tourism. She was originally number two on Michael Lyon’s Independent team.

Dr Niamh (Pronounced Neeve) Dove

Dr Dove lives in Eureka with her husband and young 6-month-old child. She is a GP.

INDEPENDENTS

Michael Lyon is the current mayor of Byron Shire and previously served as a councillor and the manager at Santos Organics, Mullumbimby. He has accountant and management qualifications. Please see the accompanying story about his switch from the independent team. Michael continues to be a mayoral candidate.

Max Foggon is a bass player at Ragga Jump and former Assistant entertainment manager at Beach Hotel, Byron Bay. Has studied for a Bachelor of Contemporary Music at SCU.

Rhett Holt is the CEO of The Empire Super Fund.

Jeannette Martin has served as a Byron Shire Councillor under Simon Richardon’s mayoral term. She was elected as a Greens candidate. She has been closely linked to the Mullumbimby Community Gardens and is an active community member of Mullumbimby.

INDEPENDENTS

David Warth has a career as a wildlife cinematographer. He ran as an independent candidate in the last federal election for the seat of Richmond. David contested the medical establishment’s traditional stance on the rollout of the COVID-19 response.

Susan Maree FIGGIS – unkown.

Patricia (Trisha) Gizas Barker has volunteered at Bay FM since January 2012 and was a Candidate at Southern Cross University. She has attained a Masters Degree in Business (MBA) at Tweed Heads.

Nicholas Jeanes is a long-term local resident. He was highly involved and a prominent presenter with Bay FM community radio station before stepping down due to his stance on the pandemic.

UNGROUPED CANDIDATES

Lucy Vader is an artist who lives in Mullumbimby.

The post The Candidates appeared first on Property Buyers Agent, Byron Bay.

My first thought about you running for mayor is that there does not seem to be much air between you, Mayor Michael Lyon, and Cr Mark Swivel. What’s your point of difference?

Yes, I have been asked that already. It is a common perception, and that’s because we have worked well as a team. We discuss things and compromise, and we have landed on the same page a lot.

What would you do differently to Mayor Lyon?

I would take a more interventionist approach to getting better outcomes from housing and developments. Michael has had a bit more of a laissez-faire approach. People being able to do their own thing on their (developable) land is something I believe we can have more influence on to get better outcomes. One thing I want to see is the ability to roll out a master plan within land rezoning strategies. Instead of rolling out more residential lots and urban sprawl, we can get more medium density in exchange for saving more green space, which is what is needed and required to fix the housing problem.

So, start negotiating with developers prior to rezoning?

Yes, we can’t have input after the rezoning is done, as the developers can skip us and go directly to state planning. We need more medium density and diversity in housing, and we need to discuss how our 20% of affordable housing is utilised and introduced.

But are there any large residential rezonings happening soon where this 20% affordability contribution is going to make a difference?

Yes, Saddle Road is huge, so in Brunswick is going to be a lot. Also, the one in Bangalow is going to be the first where the council is going to be able to build diverse housing. I want to have a conversation with the Bangalow community on whether we can build to three-storys at the bottom of the hill, as that is where we can get an economy of scale and deliver genuine affordable housing at a cheaper price. Maybe they won’t be up for it, but I’m keen to have the conversation.

Do you believe we can create a new village – especially on the rail trail?

I am open to it; it’s worth talking about. These planning processes take a long time—decades. A totally new village does not meet the state government’s requirements. They want new development to be expansions of existing urban areas and to be contiguous. But I think it is worth discussing. To be honest, a lot of this discussion will be after Saddle Road. That was not contiguous, and that development may be a template of we can get to look at as a potential new village in the future.

One issue that you seem to be out front with is the idea of more bike paths and the rail trail. Is shifting the shire to embracing more active transport like walking and bike trails a big agenda item for you?

Absolutely! We have to!  Rail Trail is like the spine, and then we can have more spokes coming off that – to extend the analogy. One of the things I want to do is have the conversation to take it away from the idea that the rail trail is just a tourism activity and shift it to the idea of what it will do for locals, particularly in Bangalow, where I live. It will just be a game-changer. Connecting the middle of town with the industrial estate, and particularly connecting Mullumbimby with Brunswick Heads and Ocean Shores.

Then if we look at something like the Marshall Creek Boardwalk for example. (Connecting Ocean Shores Shopping Centre to the New Brighton beach). It’s only a small proposal but it will avoid a giant hill and will make everything there more accessible.

Yes, I agree, but where the Greens differ on this is they believe because it is a National Park and includes some high-value vegetation, it is not possible.

Yes, we will have to work through it, and of course, if it is going to cause too much environmental impact, it may not be possible. But I’m not going to start with a No. Let’s start with a Yes and try to work through the issues. The nature reserve is already impacted by informal trails. Making it a more formal walkway may have better environmental outcomes.

What about the idea of the Light Rail between Mullum and Byron and Bangalow to Byron? You have come up against the pro-rail lobby over the years. Do you think there is any viability of that getting funded?

Well, not Bangalow to Byron, as we are building the rail trail there. It is now council policy, as I got that through council. I am dubious about the viability of a light train between Byron and Mullum.

Even just extending the existing Solar Train?

The solar train is apparently not profitable. I have not seen any figures so I can’t be definitive. But the solar train was built to service a giant resort – it is not a commuter train, its for guests to get into town.

How would you fix housing if you had all the levers and control at your disposal?

I don’t know if it is fixable at all in the short term. There are macro issues about taxation and all kinds of things that are just beyond what we can influence or do. But as a start, I would focus on a conversation with the community about where we can have higher density so that you can build those different housing types, and protect more green space at the same time.

Not just freestanding housing in greenfield estates, which I think is the worst possible outcome, but diverse housing that includes facilities like parks and amenities. When you scatter housing out like confetti, like we are doing with Community Title or urban estates, the sewerage services, roads, power, and infrastructure are so expensive. You can’t build bike paths because they’re so unaffordable. People are in their cars a lot more, which is bad for the environment in general, and we lose a lot of bushland.

What’s your relationship with the council and staff? Do you believe council staff are productive and efficient? Are we getting good value?

To be honest, I don’t want to scapegoat staff. They do have KPIs. Our DA processing times are down from where they used to be. They are in the middle of the pack with other regional councils. I know that may be shocking to some.

The affordable housing development in Bangalow, between Granuaille Road and Rankin Drive, will be the first in the state. The council will get a block of land of around 5000 M2 where it can build affordable housing, and this is where we would like to see some density.

Yes, but will the council have the will or the capacity to do that? Will you have an internal developer appointed or subcontracted out?

We don’t have an answer to that, but hopefully, we can access some of the housing funds becoming available through the state government. I know a lot of people here are suspicious of Labor and political parties in local councils, but what that means is I can go to the housing minister, who has a budget of $6 billion, and ask if we can get some of that.

Some other councils have a development department, manage council assets, and are a bit more entrepreneurial. Would you look at that?

It’s an interesting idea. It would probably be more possible if you were doing that on a commercial basis. Still, if you are doing that for affordable housing, there is a huge financial risk, as affordable housing to build and maintain is a marginal endeavour at best. You could end up losing a bunch of money.

New residents to the shire are probably not aware of your family history. Your grandad Clifton was an Archibald-winning artist. Your dad, Dailan, has a very vocal and visible activist. Walking around barefoot and consistently writing opinions and standing up for wildlife.

My weekends with my dad were always spent camping out and going to spotlights at logging hot spots or doing fauna surveys—that’s what we did. I have the same passion for protecting the environment. I was one of the founding members of the Labor Environment Action Network, and it has had lots of success.

It seems unusual that you would have been a better fit with the Greens. Why didn’t you go there?

Because I wanted to achieve things and not just talk about them. They are not effective at achieving anything. I want to get in and get things done.,

So, you think the Greens are more into getting attention and playing to the gallery than being effective?

Yes, that is exactly what they do. I remember people like Ian Cohen in the old days being as proactive as possible in needling who was in power, but I do not at all see any of the Green representatives today being politically or socially productive and achieving better outcomes.

So, you think if you got your hands on the gavel, you would be more productive, and the council you lead would endeavour to be proactive and effective by doing politics and negation better than the others?

Yes, I do, but in a collaborative and collegial way. I know I just criticised some people like Duncan (Cr Dey), and he can be a very frustrating person, but he does have a part to play and represents a section of the community. So, you will see that in terms of this council, there were motions that we moved and seconded together. I will work with anybody, but I am not interested in grandstanding.

If you were to win as mayor, how would you like to leave the shire in four years?

Rail Trail delivered. If I can deliver or at least have it on track, I will deliver my vision for housing—not just urban sprawl but diverse housing with a proper master plan and emergency housing. One of the things I started in my first term was introducing a policy for housing for traditional owners. I met with Arakwal, and two things they asked for were jobs and housing in the country, and that’s a work in progress. As well as a culture centre in town.

Thanks Asren, good luck with the campaign. 

This interview was conducted before the team changes. Asren Pugh’s Labor team will include #2 Janett Swain, #3 Mark Swivel, Peter Doherty, Linda Lascelles Watson and Diana James. See more info on the ‘All The Candidates’ page. 

You can read the previous interview with Sarah Ndiaye here.

The previous Q and A with Michael Lyon is here.

The post A chat with Asren Pugh appeared first on Property Buyers Agent, Byron Bay.

The journey begins with understanding the visa options. For those with family ties, the Partner or Family visa is ideal. Skilled professionals can explore the Skilled Independent visa (subclass 189) or the Employer Nomination Scheme (subclass 186), leveraging qualifications and job offers to gain entry. The Electronic Travel Authority (ETA) is a straightforward online application for shorter visits, allowing for a taste of Australian life before making long-term plans.

Benefits

One of Australia’s standout features is its universal healthcare system, Medicare, which contrasts sharply with many other countries’ systems by offering free or low-cost healthcare to citizens and permanent residents. Coupled with a higher minimum wage, currently around USD 14.63 per hour, Australia promises a significantly improved quality of life.

The immigration process involves meeting health and character requirements, including medical examinations and police clearances. Seeking assistance from a migration specialist can streamline this process (see below), ensuring all paperwork and legal prerequisites are handled efficiently.

For students, Australia boasts an excellent education system. The student visa allows for up to five years of study and the opportunity to work while studying, making it easier to support oneself and integrate into the community.

While the initial costs of emigrating may seem high — considering visa fees, flights, and moving expenses — the benefits of a new life in Byron Bay far outweigh these initial investments. With its perfect blend of work-life balance, stunning natural environment, and a warm, welcoming community, Byron is more than just a destination; it’s a lifestyle upgrade.

Moving to Australia, particularly the Byron Shire involves thorough planning and understanding of the visa process. Whether drawn by job opportunities, family, or the desire for a serene coastal lifestyle, Byron Bay offers a promising future. With the right resources and expert guidance, you can soon find yourself immersed in the beauty and tranquillity of this remarkable region.

Next Steps

If you have skills in demand, your best option is to apply through the Skilled Migration Program. You can find out more here.

BPS has a relationship with a professional migration agent. James Allan Hall is an Australian based in Singapore who assists people wishing to move to Australia or New Zealand. You can contact Allan through his website, and don’t forget to tell him you were referred by BPS.

Foreign buyers buying property in Australia is also not straightforward. Generally, vacant land or new units are allowed, but anything else may require approval from the Foreign Investment Review Board. Also, Australia has some of the most expensive real estate in the world. It may assist you in understanding why this is so and the history that it is all here in this Youtube video.

With thanks to Karen Hutton, co-writer

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Hi Sarah, is it your turn to be mayor?

Absolutely. It feels that way. Not just for me but also for the other people on my ticket, it feels like all the stars are aligned, and we’ve gotten to a place where the Greens have something powerful, new and quite different to offer. I’ve served two terms already and been the deputy mayor five out of the last eight years, so it feels like the right time to take that next step forward.

Last election, the Greens suffered the biggest downturn in votes for any party in Australian political history. Do you think you’ll turn that around?

We’re definitely going to give it a go. Any party goes through its ups and downs, and we had a collection of issues and topics we were going through then as a community: COVID-19, changes within the group, and demographic changes in the town. There’s a lot more harmony amongst councillors and within the Greens now.

That’s interesting about the changing demographics here. Do you feel that since we have had more influx from the cities, the protest/activist contingent is not as numerous as it once was?

With all that’s going on in the world, there’s a refocus and grounding on those things around us that are worth protecting. What’s important is finding a better paradigm than perpetual growth. We can be loved to death and exhausted by the amount of money required to service large numbers of visitors. The number of properties that were on Airbnb and the lack of available housing have caused a lot of stress. People have moved here because they want something different. We need to nurture what is different about this community.

Are you friends with Michael? (Lyon, current mayor)

Yes, of course. We have worked alongside each other for many years now. We have very different approaches to things but I value what he has to offer.

How would you do things differently?

I would aim for a more collaborative council, where we work together and leave room for people to participate.  A more transparent council too. It’s such a big shire, and so many things to get done.

It looks like it’s going to be a fairly harmonious council. There’s no real division so far, everybody’s fairly centre-left. Do you have a concern at all that you’re going to get a new candidate coming from the far-left flank that could bleed votes from the Greens?

I’m not worried about that at all, in fact quite the opposite. I’m a little bit surprised at how few people seem to have come forward this time. Usually, we have 29 or 30 people running for 9 spots. At the moment, it’s only 12 that I’m aware of and maybe less than a handful of others that are thinking about it. It’s only a couple of weeks to August 14th when it closes. I do hope we have a cohesive progressive council.

Do you think people are put off by its adversarial nature? It can be quite daunting, and you need to have a reasonably thick skin.

Maybe. It can take a while to get used to. You have to do the work, read the papers and reports and show up. People can have a fixed idea of you, either positive or negative, and when people come to you, they can be generally frustrated around a council issue. You have to be able to get to the heart of the issue.

Well done on passing the Residential Land Strategy. That was a big accomplishment, and it took a while. Are you surprised more people aren’t following this, as it was important for housing in the Shire for the next decades? Considering the demands for new housing, do you think it could have included more options?

There were some key decisions that helped it gain a bit more acceptance, taking certain places out that would clearly still be in the flood plain. I think if they’d stayed in that there would be much more of an uproar. It’s a strategy and you can always update a plan and provide more affordable and social housing. I have stuck my neck out on a number of occasions to support some housing initiatives some others in the Greens might not have, perhaps because I get to witness more of the problems and issues with people suffering as a result of the housing crisis. The chances of this actually reaching all the targets in those strategies in the near future are very low with the building process and challenges in delivering at the moment.

Do you think there is a split within the Greens where older established party members are more NIMBY (Not in My Back Yard) compared with younger Greens who veer more YIMBY (Yes In My Back Yard)?  

I think that discussion has found a bridge within the members because more have seen the downside of the housing crisis. But people are affronted by bad development. For example, in Sydney, people have seen what happens when you have bad highrises that are now not fit for purpose and constructed badly, and the cost disadvantages of housing that isn’t sustainable.

OK, then how do you fix that problem of supporting good developers and putting barriers to bad developers? Is that something you even have control over?

Absolutely, we set all those strategic documents. Of course, there is a limit to what we can control. Some people come in naively and think we can solve the housing problem and put these little houses everywhere and they haven’t done their homework. The people that we see that are successful are the ones who understand the parameters, who do good consultation, who work with the community and who have good design principles.

Yes, but they are people who have managed to have land in a residential strategy. That takes seven to ten years, then they are in the DA process and all the rest and maybe in 15- 20 years can deliver some housing product. What would you do if you had a magic wand and were able to do three or four things to fix housing – what would they be?

Well, there is the contribution scheme when people do go to develop, there is 20% devoted to affordable housing. There is the Land Trust (Byron Shire Community Land Trust). My immediate concern is the very short-term. What can we do with the people living in cars, etc. If I had a magic wand I’d make a really innovative temporary village and get the Federal and State Governments to deliver best-practice public and community housing to meet the basic needs. A priority is to find an appropriate piece of land where people could erect tents and park their cars with some services around it as a temporary shelter. That’s for the short term and then build innovative and interesting more appropriate dwellings and infrastructure that is really fit for purpose there later.

Do you see this adjacent to the Rail Trail? If residents can walk or bike to a town or village, that could offset some of the need for private transport.

I think the need would be to fix the rail trail first. This is a rural area, and you do need access to a car to get around at this point in time. We desperately need better connectivity, and this could happen with small, on-demand, electric buses looping between our towns and villages. At present, you can’t really function without one here. But further down the track, excuse the pun, that may be possible.

There is ongoing talk of a light rail between Byron and Mullum. And even further. Do you support that and think it has a chance of being funded?

I think the existing solar train to Elements could potentially be extended to Mullum. It is flat and could be viable. We’ll know for sure by the time we complete the other sections of the rail trail, but if it did work, you could put your bike on the train for that part of the trip.

Over the years, the council has been criticised for not having a good history of accessing state government funding or grants for projects. We have not been able to play the game well in that area.

I think in the last eight years, it has been my experience that we have got better at that. That may have been the case in the past. Over the last eight years, we have had $25 million extra for roads — the skate park. Community assets handed over to us like the old hospital site. In the Mullum hospital, which was not so successful, the amount expected for site remediation was much more than expected. They paid for the whole of the Byron Bay Bypass. Also $24 mil for the Federal road slip repair. That is open now and we could never have come up with the money for that. Where we suffer is rates, and we have a shortfall because of the number of visitors we have to cater for.

There is a lot of lobbying for more bike paths. Do you support that? Ideas like the Marshall Creek bike path and Synott’s Lane, connecting the Rail Trail to Brunswick Heads.

I am really excited about the idea that the north of the shire is getting a chance to do its own masterplan. If people push for individual pathways like the Marshall Creek one before the master plan, we could be putting the cart before the horse, as that will swallow up a lot of funding. Also, we are not the decision-maker for that area, as it is a national park and a sensitive environmental area that is unlikely to get approved.

Let’s talk about the existing culture within the council. Some here say that the council is where good ideas go to die, everything takes too long, and council staff are too risk-averse and conservative. That there are no performance reviews or KPIs.

We are really lucky with our staff. There are some gaps there, and it is hard to get new staff, especially now with the Reconstruction Authority, which is soaking up personnel. We also have moved from five directorates to three. So, under each directorate, there is an enormous amount of work. But the culture there is good. What struck me when I did work there prior to my time on council is there are a lot of incredibly intelligent women there who are just a joy to work with.

Thanks Sarah, if you were to give me your elevator pitch for mayor what would it be?

I’m excited by the possibility of being mayor with the incredible team I am running with. I am looking forward to more transparency around decision-making. We want to help breathe life back into Byron; the shire has had a pretty rough time in the last few years. We want to help protect and enhance what’s great about the area but also create a sustainable vision for the future that’s fit for purpose and explore a more circular economy. We want roads and accessible infrastructure, like pools, skateparks and libraries, that enhance people’s quality of life. Personally, I want to include councillors in meetings with staff if they have certain projects they are passionate about. I want to encourage us to get the best out of councillors and staff and consult more with the community.

Next issue, we will talk with the remaining Mayoral candidate, Asren Pugh. 

Have a look at last month’s Q&A with Michael Lyon here. 

Sarah’s team includes Elia Hauge, Delta Kay, and Michelle Lowe. You can read more about them here. Elia is an engineer, educator, and environmentalist who specialises in water, climate adaptation, and sustainability. Delta Kay is a locally-born Bundjalung woman who operates Explore Byron Bay Aboriginal Tours and works as an Aboriginal Student Support Officer. Michelle Lowe is a Bundjalung woman, local high school teacher, and mentor.

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It’s The Economy, Stupid

Property prices are on the rise in most cities. Brisbane is now the second most expensive city after Sydney, and it has been experiencing consistent growth. Byron Bay usually follows the Sydney trend by six months, but there is no certainty we will follow it this time as there are some contraindications with the local market.

The economy is a hair’s breadth away from a recession, coupled with high interest rates and the continuing threat of inflation. The housing shortage and substantial migration numbers are sustaining the city’s median house price rise. Buyers also realise that the housing shortage is not a passing blip and will take many years, if not decades, to solve. Since the rental market is even more onerous than buying, common sense seems to be, if you can afford to buy, buy now!

A reasonable proportion of sellers and buyers are sitting on their hands, waiting to see what direction inflation and interest rates will go. There is no guarantee that the next move on interest rates will be down. Some are waiting for an indication that spring will be better for selling and that there is a chance there will be a flood of listings. The traditional spring selling bump has not been relevant for some years now. If you are a seller in this market, listing at the correct price to meet the market is essential.

Statistically Speaking

For 16 months in a row, the national market has experienced price growth. There was 0.8% growth in May, the highest since last October. Sydney now has only 1.4% of the previous peak it experienced during COVID-19. Domain and CoreLogic predict a 7-9% price growth in Sydney in 2024. Will this growth and demand translate to the Byron market?

Byron Bay real estate (postcode 2481) is still far from its COVID-19 peaks. If you look at the accompanying graph, the median price is down to $2.4 mil off the high median in 2022 of $3.5 mil – about 30%. Again, Byron is a bit of an outlier to other postcodes in the Northern Rivers, and it is only used as an example.

In the Doldrums

Will the Byron Bay property market return to its COVID peak in six months as Sydney has? My hunch is that it won’t. Even if the median price does get back to that peak, it will only be driven by top-end, high-value properties for the wealthy, as that market is still stronger than the rest. We do not have the migrant surge here that is keeping the floor in the market in the cities.

The median house price in the Northern Rivers will remain weak because, in Mullumbimby, South Golden Beach, Murwillumbah and Lismore, property price drops are baked in as the flood damage equals permanent price damage. Another reason is that Byron and the hinterland suffer from regular episodes of Byron Bashing. Occasionally, the rest of the country chooses to hate us because they think we are up ourselves and believe we are special. That will pass, and they will fall in love with us once again because we are special!!!

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I have delivered on promises and have a clear and positive vision for the future of our Shire. I consult widely in my role and exercise balanced decision-making, and my record of achievement on Council speaks for itself. The two Councils I have been involved in have been collaborative ones, and I believe this is the best way to govern. I mean to continue in this vein.

I believe I am honest, open, and transparent. I am focused on the core issues of the Council and relevant to our community, but I am also looking to bring innovative approaches to solving some of the more wicked problems before us, like the housing crisis.

Can you list what you believe to be your major achievements in this present term?

Major infrastructure improvements have been made despite the devastating natural disasters of 2022 and a particularly wet couple of years. We have seen many road projects completed that have been sorely needed for a long time. Too numerous to list here.

We have made great strides in the housing space, with critical long-term planning now complete. We have landed the 60-day cap on unhosted holiday letting, against the odds and a vitriolic campaign by the industry. We have completed the residential strategy, a fit-for-the-future document that provides the housing supply required for the next 20 years and beyond. We have gone to tender for the construction of a 34-unit affordable housing project in Mullumbimby, by working with the State Government agency Landcom. We have also remediated the former hospital site in Mullumbimby and submitted a planning proposal for its rezoning. Following the floods, we showed up for those in need and facilitated the building of 3 pod villages in our Shire.

Regarding the environment, we have continued to invest in our bush regeneration and tree-planting efforts and have also mapped wildlife corridors across the shire to guide future development decisions.

We delivered the award-winning Byron Skate Park, a fantastic achievement incorporating native landscaping and Arakwal artworks.

What do you think about a new village, perhaps along the lines of Wytchcliffe, being masterplanned somewhere along the rail corridor in anticipation of the rail trail?

I am fully in favour of investigating this on an appropriate site. We hosted a housing forum early in the term, which concluded that an eco-village in our Shire would be a great initiative. Combining this with the rail trail to enable a transport link to one of our urban centres makes a lot of sense.

What do you think are the most pressing issues facing the Byron Shire?

Housing remains the key challenge for the Shire, our State and our country. We must also continue to upgrade and maintain our infrastructure to a decent standard, specifically roads and drainage. We need also to remain fiscally responsible and we have managed to balance the books this term, despite the worst floods in recorded history and abnormal increases in things like construction.

Let’s talk about your team. Cr Mark Swivel being your number 3 was unexpected. What was the thinking behind that?

Mark approached me earlier this year, asking me to consider him running on my ticket. I took some time to consider this, consulted with my already confirmed team members for the elections and we came to the conclusion that it was a good fit. Mark and I have generally agreed on issues in this term and our approach to problems. I know how taxing running a campaign can be, and there was a danger that he may not run his own ticket if that was what he was faced with, so I thought it was a good option to have him slot in at 3 rather than lose him from the Council. We still need to do well to get all of our team, or even 3 of our team elected!

Why will Meredith Wray make a good councillor?

Meredith is a great person, a long-time local and someone with a lot of experience in business and in life. She has researched and practiced extensively in sustainable tourism management and this is of particular relevance to the Byron Shire. She is on the board of NORPA, as well as Destination North Coast and her skills and experience are well suited to the role of Councillor.

For many people in the Shire, staff are the graveyard where good ideas go to die. Do you think there needs to be a performance review of staff across the organisation or in any specific area?

Not as a whole, no, but there are always areas with room for improvement. My preferred approach is to work with staff and the General Manager, identify areas, highlight these in the performance agreement, and make changes this way in the first instance. This has been working well so far, in my opinion, so I will continue in this vein if elected and would only resort to an independent analysis like you are suggesting as a last resort. It is always an option if necessary.

If there was one thing that you would like to communicate to all Shire residents, what would it be?

Don’t take good governance for granted! We have been fiscally responsible in my time on Council, but that has not always been the case in our Shire. Past Councils have wasted money unnecessarily on things that are not core business or on legal fees fighting development, not because it wasn’t compliant, but because we didn’t like it. This is not a good strategy, and I have resisted it in my time, though some have attempted to lead us astray. We need to preserve our resources, fight the battles we can win, and accept that things aren’t always going to be precisely as we would like them.

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