1,808 properties for sale in Runaway Bay

Located in the popular Nicholas Waters complex, this recently renovated one bedroom apartment presents an excellent opportunity to enjoy a relaxed and low maintenance lifestyle in the heart of Runaway Bay. Enjoying a desirable east facing aspect, the ground floor unit is filled with natural light and offers a peaceful outlook across the sparkling swimming pool towards the canal. With its fresh renovations, convenient position and appealing waterfront surroundings, this is an ideal property for those looking to move straight in or add a quality investment to their portfolio. The unit features a light filled open plan living and dining area, a renovated kitchen, comfortable bedroom, recently renovated bathroom and private undercover balcony, creating a practical and inviting space to enjoy. PROPERTY FEATURES: - Recently renovated throughout- - Ground floor position - Stunning canal views - Renovated kitchen - Updated living and dining area - Generous bedroom with built in storage - Secur

Committed Vendor ready to negociate. Perfectly positioned within the prestigious Broadwater Tower, this beautifully presented north-facing residence offers an enviable waterfront lifestyle that is becoming increasingly difficult to find. Recently refreshed with brand-new carpet and fresh paint throughout, there is absolutely nothing to do except move in, relax and start enjoying everything this exceptional location has to offer. Spanning an impressive 187m2, the thoughtfully designed floor plan delivers oversized living spaces that are bathed in natural light, and an effortless flow onto generous balconies overlooking manicured gardens, private marina and the sparkling Broadwater. Whether it's your morning coffee as the sun rises, watching the boats glide by, or entertaining family and friends with the sea breeze drifting through, this is beautiful apartment is designed to be enjoyed every day. The generous master suite is a true retreat with its own ensuite and built-in robes, and acc

Perfectly positioned on the top floor of the tightly held Madang Waters complex, this beautifully presented apartment offers an exceptional combination of space, privacy and lifestyle in one of Runaway Bay's most sought after waterfront pockets. Renowned for its peaceful atmosphere, immaculate presentation and bridge free access to the Broadwater, this boutique complex is ideal for boating enthusiasts while being just moments from open waterways and all the lifestyle amenities the area has to offer. Designed to capture natural light and cooling breezes, the apartment enjoys impressive views in every direction. Take in sweeping eastern, western, northern and southern aspects, including stunning Broadwater and city skyline views that provide the perfect backdrop for the Gold Coast's annual Pacific Airshow and New Year's Eve fireworks. The spacious open plan design seamlessly connects the living, dining and kitchen areas to a generous east facing balcony overlooking the canal, creating th

Perched on the 12th floor of the highly regarded Broadwater Shores waterfront complex, this beautifully positioned apartment offers an exceptional opportunity to enjoy the very best of Gold Coast waterfront living. Showcasing breathtaking panoramic views across the Broadwater, sparkling city skyline and hinterland ranges, the outlook is nothing short of spectacular. From the first light of sunrise to the twinkling lights after dark, every day brings a different backdrop to enjoy from the comfort of your own home. Designed for effortless living, the spacious open-plan layout seamlessly connects the kitchen, dining and living areas with a generous balcony, creating the ideal setting for entertaining family and friends, relaxing with a morning coffee or unwinding at the end of the day while taking in the ever-changing views. The centrally positioned kitchen is both functional and inviting, featuring a breakfast bar, generous storage and excellent connection to the living spaces, making ev

Buyers, Team Harvey are excited to invite you to 16 Cockleshell Crt. Positioned in one of Runaway Bay's most tightly held blue-chip waterfront addresses, this exceptional luxury residence delivers an effortless blend of sophisticated design, resort-style living and seamless indoor-outdoor flow. Meticulously renovated to an exacting standard, the home embraces its prized waterfront setting with expansive living spaces, refined finishes and a lifestyle designed for entertaining, relaxing and making the most of every moment by the water. Be quick to register your interest with Michael or Andrew and to arrange your private inspection. Bedrooms & Living • King size master bedroom overlooking canal with palatial ensuite with hanging greenery and large walk-in robe • Generous size bedrooms two and three both with walk-in robes and own en-suite. • Well positioned main bathroom with freestanding bathtub floor to ceiling tiles & large walk-in shower. • Chefs dream kitchen with Smeg appliances, i

This rare, beautifully maintained 3-bedroom, two storey waterfront townhouse with its own 9 meter marina berth directly in front is on the market making ease of access to the broadwater! Located in a gated resort style complex called Oasis within an ultra convenient location. Perfectly positioned facing North to water for optimum natural light, this townhouse boasts stunning views down a wide canal, spacious outdoor entertaining area with direct access to your own exclusive use marina berth. Property Highlights: • North Facing Villa with water views • 9 Meter Pontoon with power & water • 3 spacious bedrooms, 2.5 modern bathrooms • Modern Kitchen with water views • Separate dining area ideal for entertaining guests • Powder room downstairs • lnternal laundry for added convenience • Air conditioning • Pet-friendly living, ensuring your furry friends feel right at home • Outdoor entertaining area, ideal for hosting barbecues and gatherings • Secure parking for 2 vehicles • Close to public

Commanding an exceptional east-facing position at the end of a canal T-section, this substantial single-level residence captures more than 500 metres of uninterrupted long water views. The well-conceived floor plan features multiple living areas, four bedrooms plus a study, and a main bedroom overlooking the water. An all-weather alfresco entertaining area takes full advantage of the spectacular outlook, providing the perfect setting to relax or entertain beside the waterfront. Set behind a large, fully fenced front yard and complete with its own pontoon, this is a rare opportunity to secure a quality home in a prized Runaway Bay waterfront position. Property features: • Spectacular 500-metre long water views down the canal T-section • Desirable east-facing waterfront position • Substantial single-level residence with excellent potential • Four bedrooms plus a separate study • Two bathrooms • Multiple spacious living areas • Main bedroom overlooks waterfront • All-weather alfresco ente

Open Home Entry 14/425 Oxley Drive Runaway Bay. Via Vasto, is a tightly held boutique complex ideally positioned in the heart of Runaway Bay. Just minutes from located just minutes from Harbour Town Shopping Centre, where you will enjoy access to premium shopping, dining, and entertainment, while the beautiful Broadwater, sandy beaches and popular Paradise Point, are only a short drive away. Minutes from Runaway Bay Shopping Centre, the Sports Super Centre, library, schools, medical facilities, and public transport are all within easy reach. This is your opportunity to secure an entry-level home in one of Runaway Bay's most desirable locations, offering the perfect blend of lifestyle and convenience. Property Features: North Facing single level villa - independant water meter Freshly Painted externally Covered back patio with timber decking 3 Bedrooms, all with built-in wardrobes and ceiling fans Generous size master bedroom with ensuite. Large security screen door opening on to outdoo

Positioned in the popular Limetree Waters West complex, this spacious three-bedroom plus study, two-bathroom apartment offers a generous floorplan, plenty of natural light and loads of potential to make it your own. Whether you're a first home buyer, investor, downsizer this property ticks all the boxes. Set on the top floor with high ceilings throughout, the apartment features a large open-plan living and dining area opening onto a private balcony overlooking the complex pool. All three bedrooms are generously sized with built-in robes, including the master with its own ensuite. There's also a separate study area, a spacious kitchen with plenty of bench and storage space, and a main bathroom with a bath and internal laundry. Property features: Three generous bedrooms with built-in robes Oversized master bedroom with ensuite Separate study area Large tiled open-plan living and dining area Spacious kitchen with plenty of storage High ceilings throughout Private balcony overlooking the p

The Emma Grant Team proudly presents 141 Pebble Beach Drive, Runaway Bay. Positioned in one of Runaway Bay's most tightly held waterfront enclaves, this substantial family residence presents an exceptional opportunity to secure a blue-chip waterfront holding with unlimited potential to renovate, modernise or create your dream coastal home. Offered to the market for the first time in over 30 years as part of an estate sale, this much-loved residence occupies a generous 700m² north-east facing waterfront allotment with wide canal frontage, private jetty and direct boating access to the Broadwater. Built in the 1980s and largely retaining its original character, the home provides an outstanding foundation for buyers seeking space, lifestyle and the opportunity to add significant value in one of the Gold Coast's most sought-after waterfront locations. Wake each morning to tranquil canal views, spend your weekends boating, fishing or enjoying the expansive saltwater swimming pool, and embra

Commanding the 19th floor of Bayview Tower, this remarkable sky home is elevated above one of the Gold Coast's most captivating coastal scenes. Sweeping across the Broadwater and along the coastline, the panorama brings passing yachts, playful dolphins and endless skies into view, with each hour revealing something different - from the first glow of sunrise to spectacular golden sunsets. It is a truly breathtaking outlook, and one that can be enjoyed from an extraordinary vantage point above it all. Extending across approximately 203sqm, the residence is defined by its impressive proportions and effortless connection to the spectacular outlook. Flowing, light-filled interiors bring together a generous living room, elegant dining space, family room and beautifully appointed kitchen, all oriented to make the most of the view beyond and extending effortlessly onto a generous covered balcony. Retractable glass windbreaks transform this exceptional outdoor setting into a sheltered haven for

Buyers, TeamHarvey are extremely honored to present 57/17 Bayview Street, Runaway Bay. Perched perfectly on level 14 of the ever-popular Broadwater Tower, this spacious north-east facing unit offers sensational 180-degree views towards the Broadwater, Ocean & Hinterland. Coming to the market for the first time in 12 years, what an opportunity to secure a prime piece of high-rise living. Beautifully renovated this unit provides the 'wow factor' most buyers are looking for. Be quick to register your interest with Michael or Andrew as properties of this calibre will not last long. Features King-size master bedroom with large walk-in robe and stunning Broadwater & Ocean views. Modern ensuite with floor to ceiling tiles and double vanity. Generous sized second bedroom with access to outdoor balcony. Well positioned fully renovated main bathroom. Chefs' kitchen with stone benchtops, modern appliances, new dishwasher, ample storage and stunning views. Open plan living and dining with abundant

Some apartments offer a view. This one offers a way of living. Positioned high above Runaway Bay, this impressive 19th-floor two-bedroom sub-penthouse offers 274m2; of beautifully proportioned living, with sweeping north-east views across the Broadwater, waterways, hinterland and coastline. Large expanses of glass draw the natural light throughout the residence and frames the ever-changing outlook, while plantation shutters and blinds provide privacy and effortless control of the light. Three generous balconies extend the living space and offer an exceptional vantage point to take in the surrounding views. The main living area takes centre stage, complemented by a separate dining area, family room and stylish private bar. The beautifully appointed kitchen features a stone waterfall island, Miele appliances, dual self-cleaning ovens, dishwasher and a large walk-in pantry. The private master suite opens directly onto the balcony and includes custom mirrored robes, a walk-in wardrobe and

Positioned in the heart of the prestigious waterfront enclave of Runaway Bay, this beautifully appointed waterfront villa within the exclusive Mariner Quays delivers the perfect blend of lifestyle, luxury and convenience. The owners have recently replaced all carpets, freshly painted and new epoxy floor to garage, this home is move in and enjoy. With picturesque water views and easy boating access to the stunning Gold Coast Broadwater, this is coastal living at its very best. Designed to maximise relaxed indoor-outdoor living, the home features a spacious waterfront entertaining terrace overlooking your private pontoon ideal for boating enthusiasts, entertaining guests, or simply soaking in the tranquil surrounds. Set within a secure gated community, residents enjoy access to resort-style amenities including a sparkling swimming pool and full-size tennis court. Perfectly positioned within walking distance to waterfront parks, cafés, restaurants and shopping conveniences, this residence

A motivated vendor now provides a fantastic opportunity for one lucky buyer to secure this coastal residence in a tightly held enclave. UNDER CONSTRUCTION, Due for completion mid 2026 Embrace the quintessential Gold Coast lifestyle in this Brand new luxurious three-bedroom (could be 4 with the multi purpose room), 3.5 bathroom villa, perfectly positioned in the prestigious coastal enclave of Runaway Bay. A highly desirable and sought after pocket, just 200mtrs (approx) from the stunning Broadwater beaches. This 3 level residence offering comfortable coastal charm is perfect for both Investors or an Owner Occupier. Showcasing a luxurious master incorporating a large secluded balcony - perfect for relaxing after a tough day at the beach. Inclusive of an awe-inspiring ensuite, complemented by two additional well-appointed bathrooms plus an additional Powder Room for convenience. The thoughtfully designed floor plan spread over 3 levels creates the perfect setting for both relaxation and e

The sellers are ready to move forward and are inviting all genuine interest. With a clear intention to sell, buyers are encouraged to inspect and submit their offers without delay. Positioned at the very end of the complex and backing directly onto reserve, this private villa offers a setting that is difficult to replicate. The functional layout provides excellent separation between all three bedrooms, while the exceptionally large backyard creates plenty of space for children, pets and outdoor entertaining. Property highlights: • Private position at the end of the complex • Backs directly onto reserve • Exceptionally large backyard • Functional layout with all three bedrooms separated • Three generously sized bedrooms • Two bathrooms • Single garage • Additional separate parking space • Peaceful, leafy outlook • Complex pool and security gate • Convenient access to shops, schools, public transport and the Broadwater Combining one of the best positions in the complex with a huge backya

Welcome to Limetree Waters West in the heart of prestigious Runaway Bay. This stylish and perfectly presented townhome offers the perfect blend of modern comfort, generous space and effortless indoor-outdoor living. With nothing left to do but enjoy the 4216 lifestyle, simply move in and create lifelong memories! The heart of the home is truly special. The light-filled open-plan living and dining area flows seamlessly to an incredible outdoor entertaining space. Whether you're hosting family and friends, enjoying a quiet afternoon or firing up the barbecue, this private outdoor area is designed to be enjoyed all year round and is one of the home's standout features. Stacker doors, outdoor LED lighting, an undercover gazebo, artificial turf, garden shed and more! Being a corner townhome, it boasts a tremendously large private L-shaped yard with gate access to both the front and rear of the property. The modern kitchen has been thoughtfully updated with quality finishes, plenty of storag

Rarely does a waterfront home arrive with this level of architectural intent, craftsmanship and lifestyle appeal. Completed just 5 years ago, 22 Nirvana Court, Runaway Bay is a custom-designed residence where every decision, from the architect to the finishing details, reflects an owner who built without compromise. Conceived by acclaimed coastal architect Graeme Spender, known for his ocean homes across NSW and Queensland, and custom built by HVB Builders, the home brings together strong design, exceptional build quality and a resort-style waterfront setting. The interiors were curated with Bungalow Home Interior Designers, creating a home that feels refined, personal and quietly luxurious. From the street, A manicured lawn, natural stone feature wall and striking Pandanus Palm introduce a tropical coastal character before you step through the grand glass entry. Inside, Japanese Hosowari border tiles and a vertical timber batten feature wall frame the entrance, while the main living a

Positioned in sought after Bayview Bay, East of Bayview Street this canal front resort style complex has direct bridge free access to the Broadwater. This 2-bedroom, 2-bathroom first floor unit offers relaxed coastal living with its own marina berth. Currently rented, it offers a strong rental return and an outstanding Investment opportunity. Property features include: Open plan living and dining with access to your own private balcony with stunning views over the pool and canal Modern updated kitchen with plenty of cupboard space and a dishwasher 2 Spacious bedrooms with built in robes and ceiling fans Master bedroom has an ensuite and own private balcony Main bathroom with bath and laundry Single secure carpark 8-meter marina berth with power and water and bridge free access Rental Return $840 per week The unit provides an immediate rental income stream, whether you are looking for a secure long-term investment, a holiday letting opportunity or a waterfront lifestyle property, this u

Live where every day feels like a holiday! Delivering the ultimate coastal lifestyle, this exceptional 4-bedroom Waterfront Villa is positioned in one of Runaway Bay's most coveted waterfront enclaves, the exclusive Mariner Quays. Inclusive of 4 generous bedrooms, 3-bathrooms, 2-car garage AND your own Marina Berth. Perfect for families, entertainers, or anyone craving space, privacy, and waterfront serenitythis is the kind of property that rarely comes along and is impossible to forget. Virtually freestanding, sharing only a minimal wall section, a very rare advantage in Marina Quays. Independent villas are in extremely limited supply, making this a fantastic opportunity for buyers seeking privacy, exclusivity, and long term capital growth. With sweeping water vistas and direct boating access to the pristine Broadwater and Seaway just minutes away, this property is a must to inspect. Beautifully redesigned and finished to an exceptional standard, this Villa underwent a full renovation

Low Body Corporate fees in Prime Location of Runaway Bay. Tucked away in a small, secure gated complex of only eight townhomes. Filled with natural light and built around a coveted north-facing aspect, the flexible floor plan adapts beautifully to your lifestyle live it as three bedrooms, or two bedrooms plus a separate home office or media room. Property features: Open-plan living and dining with air conditioning, opening onto a lovely north-facing, fully fenced garden and courtyard capturing the warm winter sun and cool summer breezes year-round Open plan kitchen with quality appliances and generous cupboard space Two spacious upstairs bedrooms, each with its own ensuite Master retreat complete with private balcony and walk-in robe Second bedroom with air conditioning for year-round comfort Versatile downstairs third bedroom or home office with double doors, plus a handy powder room ideal for guests Low-maintenance, fully fenced courtyard with gorgeous established gardens and landsca

EXECUTIVE RESIDENCE IN PRIME LOCATION At the forefront of elegance and modern style, this executive North facing home is cleverly designed and destined to Impress with its class, sophistication, and flawless attention to detail with high- quality materials and stylish detailing throughout. This home delivers an exceptional living experience from the moment you arrive. The intelligent floorplan showcases spacious living zones, seamless indoor-outdoor flow and an atmosphere of understated luxury. Features include: Grand entrance with impressive front door and keyless electronic entry Open plan living with floor to ceiling windows looking over the stunning pool and lush garden, and an electric fireplace for extra ambience Gourmet kitchen with stone bench tops with waterfall finishes, mirrored splash backs, Fisher Paykel 900mm induction cooktop and plenty of storage Spacious separate dining room with garden views Media room off the living room Second Master bedroom or Guest bedroom fully t

Positioned within the wellkept Timber Top Terrace complex, this townhouse presents an exciting renovator's delight opportunity for buyers with vision. Offering solid foundations and a highly soughtafter Runaway Bay address, it's the perfect canvas for those looking to add value, modernise, or completely transform a home to suit their style. With its central coastal location and lowmaintenance layout, this property is ideal for renovators, firsthome buyers or investors eager to capitalise on a prime Gold Coast suburb. Some of the quality features include: Three spacious bedrooms, each fitted with ceiling fan and built-in wardrobe Family bathroom, with separate bathtub and shower A well-appointed kitchen with ample storage and generous bench space Open-plan living and dining area with air-conditioning and ceiling fan, flowing seamlessly from the kitchen and out to the outdoor entertaining space Spacious yard space Single Auto lockup garage plus additional carport space Powder room downst

This is your chance! The owner is ready to move and motivated to sell. This beautifully renovated 3-bedroom, 2.5-bathroom townhouse is located in an exclusive, gated community of just 23 properties and is move-in ready and priced to sell. Whether you're a first-home buyer, investor, or someone looking for a low-maintenance lifestyle, this is the perfect opportunity and is sure to sell fast. See for yourself why this property and Pine Tree Glen is the smart choice. Key Features • 3 Bedrooms with built-ins & 2.5 Bathrooms - Generous accommodation for the whole family • Large master bedroom with ensuite • Single, remote controlled lock-up garage plus extra carspace in front of garage • Renovated - move-in ready • Private Rear Courtyard • Split system, reverse cycle air conditioning & ceiling fans - Year-round comfort • Large Natural Cooling System - Passive air ventilation perfect for the warmer months • Exclusive 23 Property Complex - Intimate community feel, highly sought-after • Solar-

Buyers, TeamHarvey is proud to present to market 27 Simbai Street. Positioned in the ever-popular Runaway Bay this is your opportunity to secure your prime piece of Gold Coast real estate. Offering a very generous floor plan with multiple living/entertaining areas, this well-built family home is a must inspect. Luxuriously renovated & perfectly maintained properties of this calibre & quality are extremely rare. Be quick to call Michael or Andrew to inspect today as owners have purchased elsewhere. Features • King master retreat with built in robes and modern ensuite. • Generous sized bedrooms two & three with built in robes & full block out blinds. • Well positioned main bathroom with floor to ceiling tiles and bath + separate toilet. • Centralised kitchen with Stone bench tops, 2pac cabinetry, induction cooktop and ample storage. • Dining area located off kitchen + access to seperate laundry • Open plan living, with ample natural light and seamless access out to outdoor entertaining a

MOTIVATED SELLERS HAVE BOUGHT ELSEWHERE - MUST BE SOLD NOW! Stunning Coastal Apartment in Runaway Bay offering the most magnificent views over The Broadwater and ocean, which can never be built out - Your Dream Home Awaits! But don't delay, this superb apartment won't last long, my sellers, who've bought elsewhere, are extremely keen to achieve a sale. This fully renovated and beautifully presented 187 square metre, 3 bedroom, 2 bathroom apartment offers a perfect blend of modern living and coastal charm. With its prime location just moments from everything, this property is ideal for couples, families, investors, or anyone looking to embrace the vibrant Gold Coast lifestyle. KEY FEATURES INCLUDE: SPACIOUS LIVING - Enjoy open-plan living and dining areas that flows seamlessly to a private North East facing balcony, perfect for entertaining or simply soaking up the sun. MODERN KITCHEN - The beautifully appointed kitchen boasts sleek cabinetry, quality appliances, and ample storage space

Brand New (under construction) coastal styled villa in the sought-after location of the Gold Coast's blossoming suburb, Runaway Bay. The villas sit near Pacific Park in a central coastal position just 200 metres from the famed Broadwater, a short stroll from Runaway Bay's renowned dining Cavill's Rooftop Steakhouse. The location is also boasting its a few minutes' drive to Gold Coast University hospital + Griffith University a fitting reflection on the areas boutique and tranquil placement. The floorplan offers a well laid design & effective use of space covering 3 levels that will herald wide market appeal with flexibility in its use. Ground Floor; - Tandem car garage + large workspace - Large storage area under stairs - Multipurpose room/4th Bedroom - Front entrance off street access - Access to sunny courtyard First Floor; - Main living/dining area - Large central kitchen - Soaring double story void - Bedroom #3 with adjoining bathroom Second Floor; - Master bedroom, ensuite, WIR -

CALL JACKIE TAYLOR-FOX TO PRIVATELY INSPECT - 0411236823 Live in PARADISE in this BEAUTIFUL WATERFRONT property which is also a great Investment for Holidaying PLUS Earning a GREAT Return on the FABULOUS GOLD COAST in the POPULAR BAYVIEW BAY APARTMENTS WHATS TO LOVE ABOUT BAYVIEW BAY Waterfront complex with No bridge access to the Broadwater and on- site boat ramp. Marina Berths AVAILABLE for rental for your convenience JETSKI'S & BOATS etc 2 Bedrooms 2 Bathrooms with private sunny balconies Expansive chefs' kitchen with European Appliances NEFF pyrolytic oven, and microwave. Fully Airconditioned with Ceiling fans and Plantation Shutters Security Carpark, 2 x side by side carpark spaces with 2 x large storage sheds. Apartment with Balconies both ends of unit. Beautifully Positioned in the Complex with canal and Broadwater views, and Lush Resort Style Facilities Manicured Tropical Gardens leading down to Boardwalk Marina BBQ / Large Inground Heated Pool & Spa / Entertaining Areas Close

Welcome to one of the finest and largest townhouse villas currently available within the highly sought-after Oasis Resort. Beautifully updated from top to bottom, this impressive residence offers modern style, quality finishes and an exceptional lifestyle in one of Runaway Bay's most tightly held gated communities. A hallmark of quality construction, the home features a reinforced suspended concrete slab between both levels, providing outstanding structural integrity, enhanced acoustic insulation and the solid feel synonymous with premium-built residences. Positioned in a peaceful, private location away from busy roads, this North-Facing home is filled with an abundance of natural light throughout the day. Every detail has been thoughtfully upgraded, allowing the next owner to simply move in and enjoy. The spacious open-plan design begins with soaring 12-foot ceilings that create a wonderful sense of space and openness. At the heart of the home is a stunning brand-new designer kitchen

There are apartments you inspect because they fit the budget, and then there are those rare ones where the position, presentation, outdoor space and price all come together. This is one of them. Freshly renovated and occupying a prized ground floor position within Harmony Broadwater, this beautifully presented two bedroom, two bathroom residence offers an exceptional combination of privacy, convenience and relaxed coastal living. And importantly, it has been priced to sell. Step inside and the transformation is immediately apparent. New flooring and fresh paint create a bright contemporary feel, while the kitchen has been beautifully updated with new appliances, new VJ detailing and electrical upgrades. Both bathrooms have also received cosmetic improvements including new shower screens, shaving cabinet mirrors and resurfaced vanity sinks. But it is the outdoor living that really sets this home apart. The living area opens to a large, bright and private courtyard, creating a genuine ex