frequently asked questions
Here is a list of our most commonly asked questions. So, whether you’re someone who is interested in joining us in community; or a conscious community investor, we hope you’ll find the answers you need below. If not, please contact us, and we’ll get back to you ASAP.
FAQs for community membership
How much will it cost to join the community?
To become a full member of the Jagera ecocommunity, you will need to purchase one of the 11 residential lots. Final costings are currently being calculated, and it is likely that lots will average around $350,000 + GST but will vary depending on lot size and river views. This cost includes all services and a range of community facilities.
If you would like to join the community but are unable to afford to purchase a full lot, options potentially include i) buying a lot with one or two other people (shared ownership); or ii) renting with secure tenure from a conscious community investor.
Please complete the registration of interest form if you are interested in any of these options.
Will there be ongoing costs, like Council rates and body-corporate fees?
Yes, each residential lot is a “rateable property” from the perspective of Clarence Valley Council and so you will need to pay Council land rates. You will not pay individual water rates because your property will not be connected to townwater (we will be collecting our own rainwater from our roofs). All 11 owners shall share the annual rate payment for one connection to town water that we have as a community. Likewise, we only pay a small share each of an annual sewerage rate because the community has one connection to Council’s sewerage system (we will all be using composting toilets and greywater treatment systems, so the amount of water and nutrient load entering the town systems is greatly reduced). We can also reduce our garbage and recycling rates by sharing bins and creating our own community compost.
Yes, caring for and maintaining the shared areas and infrastructure of our eco-community (e.g., the ring road, shared orchards, community gardens, community buildings and equipment, rainforest creek regeneration) is a shared responsibility. While working bees and energy exchange will form an important part of our relationship with the land and each other, there will also be monetary contributions required. In a standard development, these would be called ‘body-corporate fees’. These will be calculated by the community members once the land is settled and the levels of maintenance collectively determined.
What is a “community title” development?
‘Community Title’ is a form of “strata title” which enables people to share a piece of land rather than a block of units. There are over 700 community title developments in NSW alone.
Under the NSW Community Title Act 1989, each lot owner has title to a specific, surveyed plot of land; and owns a share in the community land, infrastructure and facilities. Unlike ‘multiple occupancy’ (such as the traditional intentional communities of Northern NSW), owners of a lot on Jagera Eco-community can approach a financial institution to borrow money based on the individual lot as financial security. Such a loan could fund the construction of your home.
Can I design and build my own house? Are there any restrictions on what I can build?
Yes, you can design and build your own house to meet the general Australian standards (AS) for building and the regulations of the Clarence Valley Council (CVC). It will require submitting a Building Application (BA) to CVC for building approval prior to being able to construct your house. You can live onsite in a temporary building (eg a caravan) while you are building your house subject to approval by CVC.
Your design and materials will need to meet the specifications of our ‘Neighbourhood Management Statement’ and ‘Sustainable Building Guidelines’ developed by our project team in consultation with community members. We will all be building homes that are of a relatively small size (cottage size) and suit the sub-tropical climate, using sustainable and repurposed materials (such as recycled timber, hempcrete, rammed earth etc.) with passive heating and cooling, and energy and water efficiency features.
Can I buy “off the plan”?
Yes, we are using a commonly used legal framework called a Unit Trust to self-fund the construction of our shared infrastructure and complete the development so that the lots can become freehold community title lots. As a community, we are funding this development ourselves so we are in effect the “development company” and the financial institution. (Jagera EcoCommunity Pty Ltd is the Trustee of the Jagera EcoCommunity Unit Trust.)
Once your application to become a community member is approved by the existing community members and project team, you will be able to:
purchase units in the Jagera EcoCommunity Unit Trust through:
a $30,000 loan to Jagera EcoCommunity Pty Ltd provides you with first option to purchase your preferred lot (from the currently available lots)
depositing the remainder of your lot price into the Unit Trust’s Statutory Trust Fund which cannot be touched until the dollar amount to complete the development is reached. (Think of it like a well that fills up as each new member comes on board and deposits their funds. Only when it is full can we draw from it and fund the construction of our shared infrastructure and complete the development. Until the time we press “go” and start construction, all deposits remain in the bank and are fully secure.)
The total units you purchase in the Unit Trust are equivalent in value to the final lot prices and are transferred to your ownership of your selected lot when it becomes community title.
Once our shared infrastructure has been constructed (including the ring road and services), individual lots pegged out and the subdivision is registered with the NSW Lands Title Office, GST and stamp duty on your lot price will be due. The earliest that these payments and settlement of title is likely is early 2023.
Can I come and visit the land? And meet other community members?
The Jagera land, and neighbouring Foresthaven, are both private property and we value and protect the privacy of the inhabitants. So please don’t drop in unannounced! You are, of course, welcome to drive up Hoschkes Lane in Maclean to have a look and get a general feeling for the area.
We are hold Open Days and other events where you can visit the land and talk with the co-founders and other members of the community. Join our mailing list to be informed of these events.
When can I start to build? What is your likely timeline on the project?
The earliest we estimate you will be able to build onsite is mid 2023, when you own your lot, and your Building Approval has been granted by Clarence Valley Council.
Can we have pets on the community?
We consider Jagera to be a wildlife sanctuary, where the local native animals are safe and free to roam (and fly) throughout the land. We therefore have a “no dog and cat” policy as part of our Neighbourhood Management Statement. Please contact us for more details.
Do you have “house-land packages” available, where you as the developer build my house for me?
At this stage the development company, Jagera EcoCommunity Pty Ltd and its project team from Sustainable Futures Australia will not be offering “house-land packages”, but is able to provide a list of sustainability architects, designers and builders to enable and assist you in this exciting opportunity.
How will the community make decisions together? Will there be endless meetings?
Our eco-community will be managing and caring for our shared land and buildings together, and sharing community activities like working bees, community meals and other fun events from time to time. The main decision-making and management body will be the Neighbourhood Association (the ‘body corporate’) who can also appoint a Core Team (the ‘executive’) to carry out the wishes of the whole community. Generally important decisions will be made in consultation with all available community members. Our decision-making, planning and organising will use a facilitated collaborative process similar to “sociocracy” where all voices are heard and considered by everyone. Sociocracy is similar, but not the same, as reaching “consensus” and is a more streamlined group process.
By joining the community, will I have a chance to contribute my skills and experience to the co-creation of the place and community operations?
Yes! We are actively looking for a diverse range of people who have skills, experience and energy to contribute to the formation and life of our eco-community. While the detailed design of the private and community lots, and shared infrastructure have been finalised by the project team as part of the development approval process, there is capacity for input into design and building of community open space (eg., gardens, orchards) and buildings (community building, camp kitchen, tool shed, chicken coop/s, garage shed); weed management and rainforest regeneration; permaculture systems; cooking and food preserving; and other creative projects. We are looking for people with these practical skills, as well as healers, meditators, artists, musicians, surfers and nature lovers, change-makers and trust builders … of different ages, genders, family situations and cultural backgrounds.
How will you decide who will be part of the community? Will this continue into the future? (ie., if I buy into the community, how do I know that like-minded people will be there in the future?)
As people apply to join our small community, existing members will review the applications and invite short-listed applicants to (i) visit the site to choose a preferred lot; and ii) a face-to-face meeting or community gathering. After this meeting, if the applicant and community members agree, the contract/s to “buy off the plan” and/or the invest in the “village bank” will be exchanged.
Criteria our community are currently using to welcome new members include: i) encouraging a range of ages, genders, family situations and cultural backgrounds; ii) the capacity and inclination to collaborate and co-create; iii) a deep love of nature and being part of community; iv) skills and interests in alignment with the creation of and being part of an eco-community (see Q11).
Each residential lot on the community is freehold and includes the Neighbourhood Management Statement (NMS) attached to the land title. These lots can be sold on the open real estate market The NMS sets out the intention, goals and guidelines for the eco-community, so a buyer is aware that these are the guidelines and commitments being applied to the private and community land of Jagera. The guarantee that these criteria will continue into the future lies with the Neighbourhood Association (NA) made up of all the lot owners. It will be up to the NA to maintain the commitment. Once the original community is formed, the adopted neighbourhood management statement and ongoing intention of the neighbourhood association will serve to continue to attract like-minded people, willing to care for nature and each other in eco-community (see Q16).
Who else is going to be part of this community? What is the “community glue”? What will people have in common? How will they be different?
The current members of our community are listed here.
Please read our answers to questions 11 and 12.
We believe that our “community glue”, the thing that keeps us together, will evolve over time through shared experiences and growing friendships. Right now it’s our shared values of caring for nature and community, and the future of the world, and the desire to create a nest, a home, a haven within nature alongside other like-hearted people (check out our mission). And our love of this place and the features of the Clarence Valley, the river and nearby coast.
I am an introvert, and like my privacy. Is an eco-community for me? Will we have to be doing things together all the time?
On Jagera, you own your own residential lot. This is your own private space.
Whilst conventional boundary fences will not be permitted under our Neighbourhood Management Statement to ensure the free movement of wildlife (and kids) throughout the community, the planting of trees and shrubs to mark our boundaries will be fine, and internal fences and walls to create private courtyards will be okay.
Engagement in community activities will be generally be optional, as feelings of reluctant obligation are not a great basis for “community glue”. The desire to hang out and co-create is much healthier. When we have things we need to do to look after our shared community land and facilities then we would be working together but it could be in small groups at different times.
What does the name “Jagera” mean?
We have named our community after the local species of rainforest tree called Jagera pseudorhus. It is a hardy pioneer species, one of the first to emerge in an area that’s been disturbed, like on the eco-community land. It’s also known as the “foam bark” tree and was a traditional resource of Aboriginal people, creating a detergent, and also stunning fish in freshwater for harvesting. We pronounce it “jag-ee-ra”.
What is a “Neighbourhood Management Statement”?
Under the NSW Community Title Act 1989, our community plan contains a legal document that all community members must agree to when purchasing a lot on the community. This is called the Neighbourhood Management Statement, and like most community title developments, it contains by-laws relating to: keeping of animals; noise control; garbage collection; restrictions on the use of and access to facilities; details on exclusive use of facilities; visitor and/or disabled parking; neighbourhood association (aka ‘body corporate’) meetings & community decision-making processes; insurance and other financial aspects such as rates; traffic and parking by-laws; and architectural standards and landscaping guidelines
It also contains our intentions and agreements about other matters we regard as important in the running of our eco-community, such as maintenance of orchards, community gardens, recreation facilities, chickens, water supply and treatment; weed management; rainforest regeneration; and wildlife protection.
Do you have Council approval for the eco-community?
Yes, the land is zoned urban/residential (R3) and we have Development Approval for the Jagera EcoCommunity from Clarence Valley Council (26 June 2018). We also have “civil certification” (November 2020) which means that all the detailed engineering plans are approved by Council. So, we are “ready to go!” constructing our shared infrastructure.
What planning permission will I need to build my house?
While the community as a whole has received Development Approval and Civil Certification, we will all need to submit plans and a Building Application (BA) for our proposed dwellings with Clarence Valley Council.
Prior to submitting our plans to Council, we will also need to run them past community members for their feedback, and the project team for expert sustainability and design advice and support. This is not seeking to restrict individuality and creativity, but to ensure that buildings are compatible and integrate with neighbours and the landscape, and that we achieve a shared sense of sustainable community in our design, building and operation of homes and facilities.
Are tiny houses okay?
Small and tiny houses can form an important element of our eco-community:
as “temporary dwellings” prior to building our main dwelling;
that could then be converted into guest quarters or studio space once the main dwelling is built;
we strongly encourage the construction of small houses as our main dwellings
several tiny houses could be clustered on one lot with central kitchen, bathroom, lounge-room as an “expanded dwelling”.
Clarence Valley Council has clarified that one “tiny house” is approvable for each lot that has a house on it, as long as it is no more than 60m2 plus verandahs. This is called a “secondary dwelling” in Council’s terminology, and plans can be submitted with or after the primary dwelling’s plans. If the tiny house is built first, the owner can live in it while building their main house.
Who owns the land? Can I borrow money from the bank to finance my house?
Currently, the land (Lot 100 Hoschkes Lane, Maclean 2463) is owned by Jagera EcoCommunity Pty Ltd previously Sustainable Futures Australia Pty Ltd.
Once the community infrastructure is constructed (Hoschkes Lane upgrade, Jagera ring road and services etc), and residential lots registered with the NSW Lands Title Office, ownership will be transferred to community members based on the units they purchased in the Unit Trust. Therefore the lots will be in private ownership. The community lot will be in shared ownership between all community members. Jagera EcoCommunity Pty Ltd will no longer have any interest or investment in the land and the Unit Trust will be extinguished.
Yes, owning a ‘community title’ lot (residential lot plus share of community lot) is recognised as a freehold title by financial institutions, meaning we can use it to apply for finance towards the building our homes, and other general mortgage based financial opportunities.
If I buy into the community, will I be able to sell on the open market, to whomever I like?
Yes, but the buyer will need to adhere to the Neighbourhood Management Statement which is connected to the land Title as a legal commitment (see Q16).
As a community, however, we may request that upon your intention to sell, you provide community members with an opportunity to buy your lot and/or find a buyer for your home, at agreed market value. This would be for a brief period of time prior to going to the open market. You might have a family member of friend buying your lot so this type of policy can be discussed by the Neighbourhood Association.
I can’t afford to buy a private lot in Jagera. Are there ways I can still join the community?
If you would like to join the community but are unable to afford to purchase a residential lot, options potentially include:
buying a lot with one or a number of other people (shared ownership)
renting with secure tenure from a conscious community investor
renting next door at Foresthaven, or in other nearby dwellings (the cost of living and rents are lower in Maclean than other coastal areas of Northern NSW).
Please complete our registration of interest form if you are interested in any of these options.
FAQs for investors
What are the different ways I can invest in Jagera?
There are 3 investment opportunities (updated 1 February 2021):
Invest in our “Village Bank” - Investment sums of $10,000 and above, in multiples of $5,000, are welcome. This is a short term loan to Jagera EcoCommunity Pty Ltd for the project tasks prior to construction of shared infrastructure and purchase of residential lots by our community members; with attractive interest payable on your investment at regular intervals. Investments in the Village Bank can be transferred towards the purchase of a preferred residential lot, after a successful application for membership is made, and whilst that lot is still available.
“Buy off the plan”
“Conscious Investment” - purchase a residential lot for the purposes of building a home and renting it to a community member, providing them with secure tenure, and you will receive regular rental income and community membership (potential legal agreements between renters and investors are currently being researched).
“Home” - purchase a residential lot for the purposes of creating your home at Jagera and invest in building your home, community and caring for nature, building natural and social capital. If in the future, you choose to leave our community, you will be able to sell your home at market value (see Q21 above).
What financial returns will I receive?
Village Bank: Jagera EcoCommunity Pty Ltd will presently guarantee a return of 2% p.a. interest on the principal invested/loaned, paid at the end of investment term.
Residential lot / rent to a community member with secure tenure: You will receive a regular rental income. The secure tenure of the community member will be connected to your contract for sale, which may impact its resale value. Please also read our page on “growing value”.
Residential lot / creating your home: Please read our page on “growing value”.
How safe is my money?
Loans to Jagera EcoCommunity Pty Ltd are protected by the issue of equivalent value of units in the Unit Trust, thereby sharing in the ownership of the Jagera land and project (see Q5 above). We have a track record of servicing loans for over 6 years now through this scheme (previously called the Land Bank), including paying due interest on time, and repayment of loan principal promptly and in full when requested (please contact us for references).
If you are purchasing a residential lot, its value will be “market value” as it is freehold title. Please read our page on “growing value”.
How long can I invest for?
The maximum period for investment in the Village Bank is until the completion of the development and community title has been issued (our plan is for this to occur in early 2023). A minimum of six months investment is required. When all Lots are sold, or at any point in the project agreed to by you and Jagera EcoCommunity Pty Ltd, your investment will be returned in full.
Purchasing a residential lot for your personal home or as a conscious investor means your investment is as long as you wish (see Q6 below).
The only proviso for conscious investors is that the secure tenure of the community member will be connected to your contract for sale, which may impact upon the length of time it takes to sell your lot.
I would like to buy a lot in Jagera as an investment, so I can build a house and rent it out at market rates. Is that possible?
We don’t encourage this sort of investment in Jagera. If you would like to invest in Jagera as a rental property, we ask that you enter into a binding contract with a community member to ensure secure tenure and joint design, management, and perhaps construction, of the property.
Of course, if you have built your home on the community and circumstances change or you wish to rent out your home, or part thereof, this can be done in line with and as described in our Neighbourhood Management Statement. The main intention in this regard is to have like-minded people living together on Jagera.
I would like to buy a lot in Jagera as an investment, so I can resell when the market price rises. Is that possible?
We don’t encourage speculative investment in Jagera. As an eco-community we are actively looking for people who want to live the lifestyle with us. Of course, if you decide to leave the community, you will be able to sell your residential lot and home at "“market value”.
If your question is not answered here, please contact us.