Boambee Creek
Eco-Resort
5.6 hectares of freehold creekside land in Australia's first Ecotourism-certified ECO Destination. A 708 Company SPV raising ~$2,375,700 to fund land acquisition and full State Significant Development Approval. Minimum investment $50,000.
Three Tourism Markets.
One Unmet Site.
Tourism accounts for 9% of all jobs in the Coffs Harbour LGA — above the NSW average — yet the accommodation stock is predominantly pre-2000 motel-style, with virtually no eco, accessible, or premium offerings. Weekend accommodation is routinely exhausted by the 80–100 major sporting events hosted annually.
The Boambee Creek site sits immediately adjacent to Rex Hardaker Oval, 3 minutes from Coffs Airport, 5 minutes from the city, and 10 minutes by paddle from the beach. Zoned RE2 Private Recreation under Coffs Harbour LEP 2013 — expressly permitting eco-tourist facilities and tourist accommodation with consent.
The market gap for quality eco-accommodation, accessible tourism and sports overflow is real, current, and well-documented in a region that is already Australia's only Ecotourism-certified ECO Destination.
— Boambee Creek Strategic Feasibility Study, Feb 2026
Eco & Nature Tourism
Australia's only Ecotourism-certified ECO Destination. Immersive creek-front setting, bush tucker cultural programming, and authentic Gumbaynggirr partnership deliver differentiation and Advanced ECO Certification potential.
Sports Tourism Overflow
Directly adjacent to Rex Hardaker Oval. Estimated 85–95% occupancy during ~40 event weekends per year — the Coffs sports precinct consistently exhausts all existing accommodation stock.
Accessible Tourism Premium
~17% of total Australian tourism revenue (~$8B+/yr) relates to accessible travel. Coffs Harbour has virtually no quality accessible stock. 100% accessible design commands a documented 15–30% rate premium.
5.6 Hectares on
Boambee Creek
Freehold title, RE2 zoning, creek frontage — and prior consultant groundwork already completed by the current owners, reducing the cost and time of early pre-DA stages.
Unmatched Connectivity
- 3 min drive to Coffs Airport
- 5 min drive to City Centre
- 10 min paddle to the beach
- Immediately adjacent to Rex Hardaker Oval
- Surrounded by environmental land — no encroachment risk
RE2 Private Recreation
Expressly permits tourist and visitor accommodation, eco-tourist facilities, food and drink premises, function centres, and jetties — all with consent under Coffs Harbour LEP 2013.
EDC est. $27.49M (excl. GST, excl. land) approaches the $30M+ threshold triggering the State Significant Development pathway — DPHI becomes consent authority, bypassing local council biodiversity discretion. Formal QS certification required to confirm threshold. Note: 'EDC' replaces former 'CIV' terminology per DPHI PS 24-002 (March 2024).
Prior Consultant Reports
- Concept Design — Eco Tourism Centre
- Ecology Report (requires updating)
- Bushfire Report (requires updating)
- Site and Tree Survey
- REMPLAN development costings (2017 rates)
Gumbaynggirr Country
The Gumbaynggirr People are the traditional custodians of this land. Formal ACHA and genuine equity-based partnership with the Gumbaynggirr Nation Aboriginal Corporation is both a legal requirement and the project's most significant commercial and cultural differentiator.
Five Elements.
30% of the Site.
Construction constrained to 30% of the 5.6ha (~1.68ha), threaded around all significant trees. The remaining 70% (~3.92ha) protected under a Biodiversity Stewardship Agreement — converting the ecological constraint into a saleable credit asset.
62 × 2-Bed Eco-Suites
Off-site modular construction (carbon-positive CLT/steel frame, 90–100m²), 100% accessible design, ESD systems. Build cost $255K–$328K per unit. Off-site fabrication compresses programme by 25–35% vs. traditional construction.
Restaurant, Bar & Conference
1,000m² facility: full-service restaurant (bush tucker sourced on-site), bar, and 400m² conference/function centre. $5.6M construction cost. Generates $180–$220 additional RevPAR per occupied room per day.
Gumbaynggirr Cultural Centre & Tours
Bush tucker tours and cultural centre in genuine equity partnership with the Gumbaynggirr Nation Aboriginal Corporation. Cultural Tourism Licence (20–30% of programming revenue), 20% Indigenous employment target, co-authored CHMP.
Jetty & Water Recreation
Jetty and waterfront infrastructure subject to DPI Fisheries and Crown Lands approvals. Potential joint State Government development for disability access, cycling and walking paths along Boambee Creek.
70% Biodiversity Stewardship Area
~3.92ha under BSA linked to adjacent Boambee Creek Regional Park. Surplus biodiversity credits ($8K–$20K/credit) saleable to third parties — a passive income stream from the conservation commitment.
Year 3 Stabilised
Gross Revenue: $10,329,195
Flamping™ removed from all revenue streams. Figures are indicative only based on 2025/26 market rates and require independent professional verification.
| Revenue Stream | Annual Units | Rate | Gross Revenue |
|---|---|---|---|
| 62 × Eco-Suites (70% occ.) | 15,841 nights | $395/night | $6,257,195 |
| Restaurant & Bar (80 covers/night) | 29,200 covers/yr | $85/cover | $2,482,000 |
| Conference & Events | 120 days/yr | $8,500/day | $1,020,000 |
| Cultural Tours & Experiences | 6,000 guests/yr | $95/guest | $570,000 |
| Total Gross Revenue — Year 3 | $10,329,195 | ||
ADR Benchmarking
| Rate Category | Competitor ADR | Boambee Est. ADR | Premium |
|---|---|---|---|
| Standard Eco-Suite (non-event) | $280–$340 | $350–$420 | +18–25% |
| 100% Accessible Premium Suite | $280–$340 | $420–$510 | +25–35% |
| Event Weekend (Sports Overflow) | $380–$450 | $480–$580 | +20–30% |
| F&B + Conference RevPAR boost | — | $180–$220/rm/day | Additive |
Occupancy Assumptions
Benchmarked against Byron Bay, Yamba & Crescent Head comparable eco-resorts.
Accessible tourism accounts for ~17% of total Australian tourism revenue. Coffs has virtually no quality accessible stock — the rate premium is real and currently uncaptured.
— Feasibility Study, Section 3.2Coffs Harbour hosts 80–100 major regional and state-level sporting events per annum, consistently pushing existing accommodation to 100% occupancy.
— Feasibility Study, Section 3.1Pre-DA Raise &
708 Company SPV
Raising the minimum capital needed to acquire the land and complete all pre-DA work. Nothing more. At DA grant, shareholders vote to proceed with construction or sell the DA at post-DA valuation.
708 Company SPV
Proprietary Limited Company raising under s.708 Corporations Act 2001 (Cth) — Sophisticated/Professional Investor exemption. No prospectus required.
Key Metrics at a Glance
All figures are indicative only based on 2025/26 market rates. Independent professional verification required before any investment decision. Flamping™ excluded throughout. Figures updated per Feb 2026 professional fees market audit.
Pre-DA Raise — Low
Pre-DA Raise — High
Minimum Share (708 SPV)
Land Acquisition
Estimated Development Cost (EDC)
Total Development Cost — Low
Total Development Cost — High
Post-DA Valuation — Conservative
Post-DA Valuation — Upside
Return Multiple (indicative)
Year 3 Gross Revenue
Developer Contributions (est.)
Three Phases to
Development Approval
The SPV raise funds Phases 1 and 2 only. At DA grant, shareholders vote to proceed with construction or sell the approved development at post-DA valuation.
The highest-leverage phase. Commission the Koala Survey before the footprint is locked (autumn season, ~$15–25K). Engage a DPHI-experienced Town Planner for the pre-DA meeting and SEARs request — budget $25K–$35K for a comprehensive SEARs scoping report (inadequate SEARs investment risks costly rework later). Initiate genuine early consultation with the Gumbaynggirr Nation Aboriginal Corporation — before any design is finalised. Retain a Chartered QS (AIQS/RICS) to certify the Estimated Development Cost (EDC) above $30M for the SSD pathway.
With SEARs requirements defined, the full Environmental Impact Statement is prepared to scope. The SSD pathway offers structured, time-limited agency consultation — substantially reducing delay risk versus a local council DA. Exhibition is 28 days minimum; DPHI determination expected within 12 months of lodgement. Note: IPC contingency budget ($100K–$150K) included should public objections trigger an Independent Planning Commission hearing.
At DA grant, shareholders vote on procurement strategy. If proceeding, off-site modular fabrication (12–14 week lead time for 62 modules) compresses the build by 25–35% versus traditional construction — minimising site disturbance and shortening time to first revenue. Target: soft launch on a major sporting event weekend.
Built to Leave
Country Healthier
Consistent with the Coffs Coast ECO Destination status and Ecotourism Australia's Advanced Certification standards.
30% Development Footprint
Construction constrained to ~1.68ha. The remaining ~3.92ha under BSA linked to Boambee Creek Regional Park — surplus credits saleable to third parties as a passive income stream.
All Significant Trees Preserved
Modular construction threaded around high-value vegetation patches per the pre-DA Ecological Desktop Study. No significant tree disturbed during construction.
Carbon-Positive Modular Build
All buildings factory-produced, environmentally designed. Off-site fabrication cuts on-site waste and construction programme by 25–35% versus traditional methods.
Koala & Wildlife Habitat
Canopy connectivity maintained. Koala-friendly fencing and lighting throughout. BSA on 70% of the land actively supports local koala populations and wider biodiversity corridor.
Gumbaynggirr Cultural Partnership
Equity participation offered to GNAC. Cultural Tourism Licence (20–30% of cultural programming revenue), 20% Indigenous employment commitment, co-authored Cultural Heritage Management Plan.
Advanced ECO Certification Target
Project targets Advanced Eco Certification under Ecotourism Australia's ECO Certification Program — building on the Coffs Coast's existing national-first ECO Destination status.
Managed Risks,
Not Hidden Ones
Flamping flood-engineering risks removed from scope. All remaining principal risks are manageable and can be substantially de-risked before significant capital is committed.
Flooding — Main Buildings
Modules elevated ≥500mm above 100-yr ARI flood level per CHCC policy. Modular design allows rapid post-flood module replacement. Hydrological study defines finished floor levels. Clause 4.6 variation to FPA if required.
Koala Habitat — Credit Liability
Early Koala Survey (~$15–25K, autumn) informs footprint before it's locked. 30% footprint steered to already-disturbed areas. BSA on 70% converts liability to credit asset. Worst case: $500K–$1.5M credit retirement.
SSD Approval Timeline
Early SEARs request, pre-DA agency meetings (DPI, Heritage NSW, Crown Lands), DPHI Pre-Lodgement Assessment Service, comprehensive first-time EIS. Structured and time-limited pathway.
IPC Hearing (if triggered)
Coastal waterfront SSDs with community interest can trigger an Independent Planning Commission review if 50+ public objections or council objects. $100K–$150K IPC contingency included in raise. Early community engagement is the primary mitigation.
Cultural Heritage Objection
Genuine early GNAC consultation before design is finalised. Equity partnership and Cultural Tourism Licence offered. Cultural centre designed as genuine economic benefit to the Gumbaynggirr community.
Construction Cost Escalation
10% contingency in TDC. Early tender to lock modular pricing. Fixed-price contract with manufacturer at CC stage. Staged procurement approach.
SPV Capital Raise
708 structure reduces compliance burden significantly. $50K minimum broadens the investor pool. Lawyer-reviewed Information Memorandum. Land at $500K retains independent RE2 value as downside protection without DA.
Investor Positions
Now Open
Seeking sophisticated investors for the 708 Company SPV at a minimum of $50,000 per share. The raise funds land acquisition and full pre-DA work — approximately 12–18 months to Development Approval.
For Investors
$50,000 minimum. S.708 sophisticated investor certificate required. Request the full Information Memorandum prepared by our legal team before subscribing.
Request Information PackDevelopment Partners
Interested in co-developing, operating, or providing specialist eco-tourism, accessible design, modular construction, or sustainability expertise to the project.
Explore PartnershipGumbaynggirr Community
We seek respectful early engagement with the Gumbaynggirr Nation Aboriginal Corporation for a genuine, equity-based cultural partnership — before any design is finalised.
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