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heyidkyay · 1 year ago

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I guess I’ll take this pain, instead of your name |

Part Twenty-Four - Part A

A/n: PLEASE READ!

The next two updates will come in parts A and B and are flashback chapters! SO there is nothing current happening, but they are really important to the story and have a lot of details which have been mentioned in earlier parts of the fic that weren't delved into. They're also incredibly long, this one alone is around 20k words, so just a warning! I love them though and hope you will too:)

Part B will be similar to A and will be out soon. Enjoy x

Summary: In life, things changed. The boys you'd once grown up with were men now, and famous ones at that. The type that toured the world and had millions of adoring fans.

The five of you shared a shit ton of history. But you also shared a lot of mixed emotions for one of them in particular, a certain drummer.

Warnings: Lots of swearing as per usual, talks and acts of violence, mentions of abuse and implications of sexual assault, alcohol and drug use.

Masterlist

I groaned for what felt like the umpteenth time, arms crossed over my chest as I slumped against the brick archway leading to the townhouse's front door. My school shirt was probably all creased now but I knew mum would have a right fit if I walked back home to change- we were already running late.

“Vicky!” I shouted out again, growing tired of waiting. “I swear, if Cook catches us at the gates I’m blaming you!”

I heard a loud bang sound from above me and glanced up to find that the bane of my existence had stuck her horn out of the upstairs window. “Would’ya shut up with your whining, the neighbours will have my head if you carry on- oh, and tell me where I left my essay for Herrins last night? I can’t find it anywhere!”

She was dressed, which was as much as a shock as it was a relief, but seemingly had yet to sort her hair out which could prove to be problematic. “Christ, Vic! It’s on your dresser, remember? You stuck it between the mirror and your jewellery box so that you’d be able to find it this mornin'.” I told her, the sentence followed shortly by a mumbled sigh, “What good it did though.”

“Oh shit, yeah!” Vicky gasped and I watched as she spun her head back round and caught sight of the scribbled essay- exactly where I said it’d be. “Cheers, babe. Just be a sec!”

Then she was gone again. I chuckled lowly to myself and shook my head. It was always the same with her, never knew when she was coming or going, but she was loyal to the very end. And pretty much the only proper mate I had.

Vicky Taylor was practically my other half. We’d met in year three and I’d truly hated her at first. Seeing how she’d replaced Emma Alden, who’d moved down to Wales that previous summer, in the seat beside mine.

She’d had this pretty pencil case too lined with glitter pens and a rainbow sharpener, I’d been so fucking jealous of it that I pretty much shrugged off any attempt she’d made at conversation. Up until Ernie Sutton came over at least, acting like the eight year old twat he was, emptying the contents of her pencil case all over the floor, only to then stomp all over it. I’d gone mental at him, taken the milk carton we’d all been handed and upturned it on his head. He’d stunk the whole day and Mrs Wilkins had been such a bitch about it, but Vicky, she’d just grinned a teary smile and nicked another carton from the trolley for me as a thanks.

We’d been as thick as thieves since.

“She still not down yet?”

Pulling myself out of my reminiscent thoughts, I glanced up right into the eyes of Jamie Taylor, Vicky’s older brother who was in the year above us. He was leant up against the door frame, shirt half-untucked and with a lopsided smile on his face. Jamie was fit to say the least, every girl at school thought so, me among them, but he was off limits. Or I liked to think of it that way, like I'd ever have a real chance with him. Jamie only ever looked at me as Vic’s best mate anyway, 'it's like having another annoying little sister' he’d once said.

I rolled my eyes and put up the front I was so used to faking around him- never would I ever let it slip that I was in any way interested in him, least I’d be shunned from the Taylor household for the rest of eternity. And that was the very last thing I wanted to happen.

“What do you think, smartarse? You’ve lived with her most of your life. When is she not running late?”

Jamie just chuckled, blue eyes squinting as the looked me over. “Still got five minutes before the bell goes.”

“It’s a ten minute walk, J.”

“Exactly, have to make a run for it then, wontcha?”

I couldn’t hide the slight quirk my mouth made upon hearing his reply, but merely shook my head in turn. “Can’t, be late either way. Wanna stop in by the bakery before, ain’t had breakfast yet.”

He pursed his lips then and I regretted having said anything at all when he spoke up again, “Your mum-”

“Yup.” I cut him off and pivoted to stare off down the road, acting unbothered as I continued to wait for his sister. Though I guess I should’ve been used to it by now. My mum was always putting everyone else above me. Who cared if there weren’t enough milk in the fridge for me? Who did it hurt when her newest fling would sit himself down in my dad’s armchair and read the morning paper whilst starkers? Just count your lucky stars you didn’t get slapped about by this one! At least not yet.

“Look, Y/n,”

Never had I ever been so thankful for Vicky, who thundered down the stairs before he could get another word out and barged past Jamie to make it through the doorway, essay in hand. She grinned at me, “Ready, babe?”

“For the last half hour, yeah.”

She rolled her eyes at me, amused, then linked her arm in mine as she pulled us both down the garden path. I only glanced back once I heard the front door slam behind us to find that Jamie was still wearing that frown expression and following.

Vicky, you had to know, was one person that could talk forever. And I meant forever. If the Olympics ever decided that they wanted to implement an event where the only talent you had to have was to be able to speak for hours on end, then Vic would be the very first person the English Team would call. It was honestly tough to keep up with her at times, so most times I was pretty content to just listen.

She ranted the whole way to the bakery off of Lloyds Street, not allowing Jamie nor I to get a word in, and proceeded to question Old Man Langford who owned the small shop the moment she spotted him. I ordered my usual from the girl stood at the til, who wasn’t much older than us really, and Jamie prattled off his to her too before I could pull out my purse, already holding a fiver out towards her.

“Jaim-”

But my voice was cut off by Jamie calling over to his sister to ask what she wanted. A bacon sarnie and an orange juice. He nodded to the cashier who took his money with a shy smile and handed him back his change.

“I could have got mine.” I mumbled to him the second the girl got to work on pulling the order together.

Jamie snorted, “Think the word you’re looking for there, love, is thanks.”

I fish mouthed. Love. He’d never called me that before. Not once. And the singular word rewired my entire brain.

Jamie continued on talking though, none the wiser to my slowly crumbling interior, up until the girl at the counter handed him a paper bag and a to go cup we hadn’t ordered.

“On me.” She told him, flashing him a flirty smile.

Jamie grinned and glanced back at me for a brief second. “Cheers.” He said and must’ve given her a wink or something in return because she flushed. I fought not to roll my eyes at the pair of them and picked the coffee cup out of Jamie’s hand before trailing my way over to Vicky and Mr Langford.

“Lovely to see you, Mr Langford! How’s Sheila?” I asked, smiling away even as I felt a pair of icy daggers burn into the side of my head. Old Man Langford smiled at me fondly and told me that his daughter was doing just fine, working hard in the city now, though she was due a visit, which made me chuckle before we wrapped our conversation up and all bid him our goodbyes.

“Oi, I think you’ll find that was meant for me.” Jamie commented as soon as our feet touched the pavement outside and the shop bell stopped rattling above us.

“Hm?” I questioned, feigning confusion whilst still sipping away at the warm drink. The girl might’ve been a terrible flirt but she could make a decent cuppa. “Not sure what you mean.”

Vicky snorted whilst we started the trek up the big hill which led to the school gates. “She’s always popping in something extra whenever he goes in there." She said, "Fancies the pants off him, mum claims.”

“Can you really blame her?” Jamie smirked just before he stole the cup back out of my hands, gleeful eyes finding mine when he took a large swig. “I mean, have you seen me?”

I narrowed my eyes and pinched at his hip, startling him enough to allow the cup to slip free from his hand without much of a fight.

“Oi!”

“Every man reckons they’re God’s gift to women. What’s so different about you then?” I quipped, loving the way Jamie’s gaze lingered on me as I took a sip from the cup we’d shared. He was walking backwards now, just in front of Vicky and I, head turning back every so often, school bag slung over his right shoulder as he fought to defend his honour.

“I’m the real deal, me! The whole package. What girl wouldn’t want me?”

I rolled my eyes but almost choked when Vicky laughed outright and gave him a snarky reply.

“Y/n, for one. So jump down off that high horse of yours, J, you’re no David Beckham.”

I giggled at the vengeful glare Vicky received in turn. If only she knew.

“Take that back!” Jamie spat with a pointed finger, though he was wearing a mirthful smile. He combed a hand across his hairless chin and gave us a pouty pose, “Beckham lookalike me. Just wait, I’ll be playing for United one day.”

“So you say.” Vicky laughed before turning towards me with a conspiratorial grin, “Dad says he’ll be lucky to work in the grocers after the results he got on his last exams.”

“Vicky!”

The girl merely cackled when her brother drove her back with a shove, “What! It’s true, ain’t it?”

Jamie merely huffed and rolled his eyes at the girl, not glancing my way as we continued to walk on. The gates weren’t too far, could see the spikes which sat atop them now.

“Swear, you boys are all so touchy.” Vicky murmured with a sly grin she couldn’t quite hide.

Jamie sneered at her, contradicting it by flicking her arm playfully. “Yeah, and you girls are all so annoying.”

“Oi.” I cut in, still happy to just sip my tea whilst they bickered but unable to let that slip. “I’m a delight, thanks.”

“So you are, Darlin’. So you are.” Jamie grinned at me and jumped around Vicky to lay a loud and sloppy kiss to my cheek.

“Jamie!” Vic shouted, slapping his bicep and shoving him away from me as soon as she got the chance. Jamie laughed loudly in response, shooting me a wink as he dove further from her swinging arms. “I’m so sorry, babe.” She added when she turned to me, then glanced back towards Jamie with a wrinkled nose, “God, you are such a prat!”

But I just waved her apology off, forcing the butterflies I’d felt flutter deep deep down as I took another long sip. Jamie waggled his brows at me whilst Vicky just huffed, then continued on with whatever she’d been saying, something to do with Mr Langford’s wife.

I watched him quietly and cocked a brow of my own, he was skirting around all sorts of lines here, ones I couldn’t quite decipher. He smirked and there was something more to it, something I couldn’t make out.

We made it through the gates soon enough and I was thankful for it- although we were nearing half an hour over first bell. Jamie nor Vic seemed to care though, the latter only just starting in on her sandwich.

“Who’s the new lad?” Vicky suddenly asked then, mouth half full, and I followed the direction of her gaze to find a lad wearing headphones slumped against the low brick wall outside the main office. “He’s sorta fit, don’t you think?” She commented, tilting her head as she took him in.

He was, sort of. But I could make out much of him, he was slouched in his position and had a horde of dark blonde curls hiding the top half of his face.

I hummed my confirmation, eyes watching him from over the top my cup. Jamie scoffed.

“He can barely even see what he looks like with all that hair, how can you two?”

My mouth tugged upwards on its own accord whilst Vicky snorted at her brother. “Says you, who spends the better part of an hour in front of the bathroom mirror each mornin’.”

“Ha.” Jamie replied with a forced smile.

I shrugged, interrupting the two. “Hair’s what makes him fit, J. Those curls are proper lovely.”

Vicky grinned around another mouthful of bread, “Ain’t they just? I wanna run my hands through it.”

“Bet he’d appreciate the bacon grease.” I teased her, but was inclined to agree.

“Oh, he’d love it!” Vicky retorted, rather loudly and with a laugh that made me chuckle too. Jamie just rolled his eyes at the pair of us as we all waltzed towards the English block.

“You two are dead blind.” He told us, fiddling with his own hair now.

“Ah, don’t worry, Taylor. You’re still number one in our hearts.” I appeased him with a mirthful grin, which made Vic cackle loud enough for anyone near to hear. Which unfortunately included Mr Cook.

“You three! Late again, I see!” The deputy head barked as he came storming out the main building towards us, “My classroom this lunchtime. Be there or it’s a suspension- that means no footie, Jamie Taylor.”

Jamie’s jaw ticked but he nodded, “Sorry, sir.”

“Good lad, now get to class.” Mr Cook demanded, hands on his hips as he attempted to corral us through the school's doors. As he did though, my eyes found an unfamiliar pair observing us from not too far away. I smirked at him when he realised he’d been caught and waved before ducking behind the heavy entrance doors.

—

It was the last place I wanted to be. But here I was, making my way over to the library where Mrs Trench, my maths teacher, told me I could find the tutor she’d since assigned me.

It wasn’t as though I was thick or nowt. I wasn't. Just maths made my head hurt sometimes. Enough to have made my marks drop by an unreasonable amount.

I was alright with the numbers bit, the multiplying and the dividing I could do quicker than most off the top of my head. But then they just had to go and add letters. And that had fucked me right up, hadn’t it.

I huffed to myself at the very thought of it as I trudged my way through the empty halls. School had already let out and I was still stuck here whilst Vicky and the rest of the girls were set to head off into town later on- there was a new record shop that’d just opened up and everyone was buzzing to see if it was worth the wait.

The library doors creaked like they always did when I pushed through them, as old as everything else in this forsaken place, and the librarian glanced up at me through her oval glasses when I walked by the counter. We shared our usual nod, having started somewhat of a routine by now. She was an alright woman, let me camp out in the classics section when I was skiving off Pe and didn’t bitch when sung quietly to myself. So, better than alright, I supposed.

But this school was a wasteland, most days you actually had to goad the teachers into teaching you properly. Although some were worse than others, but a lot of them just wanted their pay check at the end of each month.

Mrs Turner, my maths teacher, wasn’t amongst them though, she was all about the marks, having the best test scores. In truth, she just wanted a raise, had been trying for one ever since I’d joined. That was the only reason why she’d set this whole thing up.

I knew who I was looking for when I walked in. He was a lad in Jamie’s year, so only a year older than me, but his face was well known seeing as the boys he hung about with tended to stir quite a bit of trouble when they pleased. Jamie had also mentioned his name once or twice in passing, they were mates, but not overly friendly. J tended to stick close to the other lads on the football team. So I knew who he was when Mrs Trench had given me his name on a piece of parchment.

I caught him sat in one of the far tables in the very back, head buried in a book ‘reading’ but his foot was a dead giveaway to the fact that he had no clue what he was even looking at, tapping away to some sound or other. I spotted the wire to his mp3 as I approached and smirked down at him.

“Oi.” I startled him, using a deep voice to mimic that of Deputy Cook’s. The lad jumped out of his seat as his head snapped up towards me, almost dropping his mp3 in the process. I grinned at the reaction, withholding a chuckle as I looked him over, “Sorry, couldn’t help myself when I saw you. I’m Y/n, Mrs Trench said she spoke to you about helping me out in maths?”

The boy just laughed, looking a lot less tense now that the threat of Mr Cook had rapidly disappeared. He didn’t seem all that annoyed by the childish trick as he looked up at me either. “She did. I’m Adam, by the way. But most people just call me Hann.”

“Yeah? Why’s that then?” I asked him as I took the chair opposite and grabbed my textbook form my bag.

“Dunno. Just always been that way I suppose. Helps that it’s my last name too.” Adam told me with an easygoing smile.

I chuckled, “Seems so. What do you want me to call you then?”

“Either, I don’t mind.” He retorted with a small shrug, wrapping his mp3 up and tucking it back into his blazer pocket. “You’re Jamie’s mate, ain’t you?”

Jamie’s mate… I didn’t know about that. Jamie tolerated my presence I guessed, when I was hanging about with Vicky or staying round his. Though we had spoken here and there without her around. Mainly just teasing when we’d pass each other by in the halls, or stopping to talk when our lunchtime tables intertwined.

“‘Spose.” I answered him, “So you any good with maths then, or is it all talk?”

Adam didn’t seem to mind my answer, nor the swift change of subject, merely laughed lightly and got to talking about the topic. We started off on the easier tasks of the lot, which I made progress on pretty quickly, then we tried our luck at the different theorems there were. I quite enjoyed his company honestly, he was witty and funny in a way that most lads weren’t. He could joke about and then be serious without it being so black and white.

By the time we’d spent a couple of our Wednesday afternoons together, he invited me out ‘round to this small party one of his mates was throwing. Said I could bring a friend if I wanted. And so I’d gone, only because Adam had hastily become a new friend. He hadn’t shied away when we saw one another around school, approached me in the fields when he’d spotted me to tell me about this new record he’d found and reckoned I’d like, and even walked home with me some days after last lesson had ended when our other mates were busy or had detention.

The small party really had been just that. A nice little gathering of about fifteen or so people just mulling about in the garden of some big fuck-off house Adam’s mate supposedly lived in. I’d brought Vicky along with me, but lost her the second she’d spotted a mutual friend, although I was ultimately saved by Adam who gifted me a massive smile when he saw me. He greeted me happily with a beer in hand and took me off to get a drink of my own whilst we chatted away about this new album that’d just been released.

It was that night that most things changed for me, because it was that night that I properly met Adam’s friends, or his ‘bandmates’ as he called them. Ross and Elliott were already halfway to drunk when we were first introduced but Ross tugged me under his arm once Adam had given him my name, claiming that he’d been looking for a new best mate, seeing as his old one had been driving him mad. And I’d just gone along with it, perfectly content in his playful company.

Elliott had been alright too, he’d spoken with us for a bit before some girl had caught his eye and the pair of them had wandered off to some place dark. Adam’s good friend Matty though was the one that really caught my attention, because how could he not? He’d come bounding over to us, all dark curls and this massive shit-eating grin on his face, he’d had a cigarette dangling from the corner of his mouth and, without a care in the world, had plopped himself straight down in my lap.

Matty was loud, eccentric, but oh so lovely. Even though he could be a bit of a pretentious twat at times, too stubborn for his own good really, I still found I rather enjoyed his presence. It was miles different to what I was used to.

He seemed to like me alright too, or so I believed, but only because of the way he'd gone off on Sam McKinnon when the lad had wandered past us, the spat had made me realise rather quickly that you’d definitely know if Matty didn’t like you.

We’d spent the rest of the evening laughing and passing drinks around. I got to know the lot of them rather well, and so, when I claimed that that had been the night that things changed for me, I wasn’t lying. Because afterwards, the four lads seemed to take me under their wing, even when I passed my maths exam and Adam no longer had to tutor me.

Vicky didn’t seem to mind it much either, me wandering off with them, seeing as she’d just started dating Tony Watts, who was far too into himself for my taste though he drove his own car. And the boys, although a year older, became a bit of a lifeline for me. I bonded with them in ways I hadn’t with Vic. It was just so different with them and we’d all clicked so instantly that it was hard to even verbalise.

It was actually a couple months after I’d finally gotten settled into my new found arrangement of friends that it had all begun to shift again. Elliott, it seemed, had other priorities, he’d formed a band of his own long before the other boys had even thought of trying out one of their own, and had gotten busy with it- as well as his longtime girlfriend. So once the guys had realised that they were now a lead singer down, Matty had stepped up and away from the drum kit to take over. A smart move if I do admit, Matthew Healy was not meant to be boxed behind a rowdy instrument, and seeing him up front and centre only proved that. He preformed up there.

So what with Matty being frontman, that meant that the drums now had no owner. Matty had tried to make it work for a short while, but it just didn’t sound the same, too much going on for it all to fall correctly in time. And so the lads decided to ask about, look for someone who might fit in alright with the rest of them.

It was me that found that person though. Which was surprising, seeing as though most would believe that I’d be the last person you’d expect to do so.

It had happened on a Tuesday morning actually, it’d been pissing it down outside but the guys had all wanted to head on out to smoke a fag behind the shed before next lesson. I’d passed, preferring to stay dry rather than get a quick fix. So I’d just dropped them off by the back doors before wandering back the way I’d came, down by the music block.

I’d paused the second I’d heard it, the rapid hit of a drum. I’d gotten far too used to instruments since hanging about during the guys’ band practices to not know something good when I heard it. And this, this was unlike anything I’d heard the boys play before.

I stood there, outside the door to music room 3, for a short while, just listening. Before the sound had slowly dwindled out, forcing me to push my way through the room’s only entrance and exit.

The music rooms were typically quite small, most people used them on days like today to mess about in, or hide from the hordes of people acting like dickheads. Music room 3 was where the school’s only drum kit was housed though.

As I forced my way inside, I halted at the unexpected sight that greeted me.

“Um.” The room’s only occupant mumbled in surprise.

“You’re the new boy.” I immediately stated, staring down at the curly haired lad I’d seen earlier in the year that one morning I’d been late.

“Um.” The boy said again, causing me to frown.

The door closed swiftly behind me as I stepped further inside, his eyes darted towards it, “That all you say then?”

He looked back at me, narrowed gaze stuck on me now, and as he tilted his head I took note of the drumsticks he held in his hands. “No.”

“Oh so just the two then?” I teased and was relieved when he cracked a small smile. “You’re sick by the way,” I complimented, “Hope you don’t mind but I was listening outside for a while.”

Shock seemed to colour his expression as he glanced between me and the door.

“I heard you, just as I was walking past.” I explained, fingers reaching out to fiddle with the cymbal’s metal edge. “You’re good. Really good.”

“Thanks.” He murmured, still looking unsure about my entire presence.

I grinned in turn, “Where d’you learn to play?”

“Seattle.” He said.

My brows lifted in surprise, “Like America?”

He hummed his ascent.

“Wow. What’s it like over there?”

I’d never been, but Matty had. He’d said it was brilliant. Wanted to live out there one day, buy a big house with enough rooms for us all.

The lad shrugged. “Different. Louder, I guess.”

Not much of a talker. Or maybe just, shy?

“Cool. Um so, I actually might have a reason for barging in here…” I admitted, looking up at him from under my lashes.

He quirked an eyebrow in retort, but otherwise remained silent.

This music business was already proving to be difficult.

…

I’d invited the lad round to Matty’s that same afternoon, knowing that they’d already arranged a practice session there.

I’d simply just torn a bottom corner from a page in my sketchbook and written down the address, told him to meet me there at five if he felt like playing something proper.

I hadn’t even caught his name honestly, let alone gotten an actual answer as whether or not he’d come. But I was hopeful. This band meant everything to the guys, they worked so hard and got so much out of it, and if this kid could really play the drums they way I thought he could and was down to join then it would definitely set them apart from the rest.

I was sat on one of the beanbags Matty had set up in the garage when the boys slowly trailed in after me one by one, Hann tinkering with his guitar strap, Matty with a drink in hand, Ross wolfing down the last of Denise’s shepards pie.

Matty approached me first, throwing himself down onto the large cushion beside me, kicking his legs up over my knees. “What’s the matter with you?”

“Hm?”

“I asked what the matter with you was.” Matty repeated, nudging my shin with the toe of his trainer as he drawled his sentence, making out like I was slow. I scowled and flicked his calf.

“Sod off, would you?”

“Ooh, touchy today, aren’t we?” Matty snickered, paying no mind to my ever narrowing eyes whilst he sipped away on his can, “You on your period or summat?”

“I swear to all heavens, Healy. Just ‘cause a girl won’t give you the time of day, doesn’t mean she’s on her period!” I huffed with a roll of my eyes. Fucking boys, I swear.

“Nine times out of ten it does though.”

He cackled when I thumped his thigh, all too happy to have gotten a rise out of me. But that was just Matty, and the way we often worked.

Since meeting the guys, I’d bonded with them all in different ways. Adam was the one I'd tend to drift towards for conversation, to chill and just be seen- if I ever needed a problem solving then he was my man, always there to help.

My feelings towards Ross resembled that of a little sister's, we bickered like nothing else but laughed louder than most whenever we were together. If anything were to happen to me I knew he’d be the first person at my back, defending me to the very end.

Matty and I though, we just connected on a whole other level. I was the Bonnie to his Clyde. Constantly in and out of each others pockets, and forever causing mayhem. He’d quickly become my best friend- though I’d never admit it to him. We shared a similar likeness that most didn’t typically get. I could tell him absolutely anything and knew he wouldn’t judge me, and he’d always be there to pick me back up whenever life kicked me down.

We were almost always together, even with the year difference in school, enough that most believed that we actually had something going on. But we didn’t. Never had. And although our dynamic was different to that of Ross and I, I was quite sure that it would stay that way. Matty was a ladies man through and through, a player of sorts- though he made it well known to anyone who asked. He had too much energy to be confined to just one person, one relationship. Me on the other hand, well, I’d never gotten very far with anyone really. But I knew that I’d want something more than just a quick shag here and there, or a secret affair shared with a handful of others. I wanted dates and flowers, late night talking and someone to simply sweep me off my feet. I think deep down Matty understood that too. It’s why we worked.

“Come on then.” Matty prodded my side, relaxing effortlessly in the beanbag beside mine. “You gonna tell me what’s got you so worked up then or what?”

“’S nothing, Matt.”

“Don’t give me that.” He retorted, rolling his eyes at me before he started routing around in his jean pocket for something or other. “Got a joint on me if you want it. Might mellow you out, babe.”

I inhaled slowly, I knew that I’d been on edge the whole walk back to Matty’s, but had tried to hide it as best as I could, especially when I saw that Denise was home. But it’d been a struggle. The guys were counting on someone to pull through for them and I wanted so badly to help. It’s why I had yet to tell any of them about my earlier encounter, fearful that if I let it slip and the lad was a no-show that I’d be to blame.

I was used to burdening the blame. But never with these guys.

I blinked back to the present just as a prerolled joint dangled above my nose, I snatched it up quick and settled back into the seat before Matty could rescind the offer.

I knew better than to ask Matty for a light though, he was forever losing the daft things. Besides, I’d taken to carrying round one of my own for a couple years now. It’d been my dad’s.

I pulled the old metal lighter out from my back pocket and flicked it open. It was one of those hefty ones, sterling silver and with a hinged lid. This particular one had a slight dent in the side that my dad had always claimed protected his own father from taking a bullet to the hip. My grandad was from way down south, the east end mainly, and had apparently been involved in all sorts. He’d gotten himself locked up four months before my dad was actually born though, and had only really met him once he’d turned fourteen.

They were both gone now. Six feet below and buried in soil. Though my nana was still kicking about, only she lived in London so I didn’t get to see her all that often. Only whenever mum grew sick of me, I supposed.

I lit the joint with a practiced ease and let myself relax as I drew in a lungful.

“Oi, sharing’s caring and all that.” Ross said from across the room, mouth still full of minced beef.

I snorted in amusement, “Yeah when you’ve finished eating, maybe then we’ll talk.”

“Rude.” He grumbled and when I laughed, Matty took the opportunity to take a drag himself.

“Thought you said I could have it?”

“Sharing’s caring.” Matty mimicked Ross and I rolled my eyes, unable to hide my small smile.

It was in that next moment that my life really did change though, because it was that moment that things truly started to shift for me.

A knock sounded from over by the garage door and in a simultaneous motion we all seemed to glance our heads towards it, honestly expecting to see Louis grinning cheekily and wanting to get involved in our antics like he usually did. Everyone was surprised by the unfamiliar visitor that stood there though.

I coughed up the hit I’d just taken, honestly having anticipated the lad to have stood me up. He’d been far too quiet when we’d first spoken that I’d figured he’d bail out before the boys could give even him the time of day. But he’d really surprised me. I couldn’t help but grin at him once my coughing fit had died down.

“You came!”

“Figured I’d see what’d happen.” The lad shrugged in reply, sharp eyes on me before they surveyed the rest of the room, roaming over the guys’ faces.

I jumped up out of the beanbag, throwing Matty’s feet off my lap to go and properly greet him. A little proud feeling swelling in my chest. If this worked out then the boys would forever be in debt to me.

Hann was quick to snap out of his shock too and he put down his guitar to join me, jerking his head in greeting.

“Alright, mate. I’m Hann.”

“George.” The lad replied, nodding a hello of his own.

“Shit! I didn’t even ask your name.” I winced, giving the boy a sheepish smile. One that had his own mouth twitching ever so slightly. “I’m Y/n.”

“I know.”

I blinked, unsure on how to reply to that. But thankfully Ross had bounded on over to meet the newcomer. “Ross.” He grinned, holding out a hand like a weirdo. George hit it though, and the two of them shared an odd ‘bro-ish?’ sort of handshake that I’d never come to understand. Did all men just have a universal greeting installed in their heads the day that they were born?

“George.” The lad repeated and I really took in his name that second time around. It suited him. Bit long, but it would do.

“And that twat in the corner is Matty, our main singer.” Ross went on to say, gesturing over to where Matty was still sat sprawled on the beanbag. I rolled my eyes at him but was mostly just thankful that Ross had put down his third helping of dinner to come and say hello.

“Oh, so that’s what this is then?” George questioned as he glanced over at me, not even phased by Matty’s dickish tendencies and having been flat out ignored by the twat.

I gave him another impish grin before turning to face the room, wanting all the boys’ attention on me now. “Well, you see, George plays the drums, yeah?” I revealed slowly, hoping they’d quickly catch on, “Like, plays them really really well.”

George’s cheeks were a little pink when I peered round at him, but he didn’t seem all that embarrassed by my compliment or the ambush of questions that immediately followed my little introduction.

And in the next instant, Ross was beckoning George on over to where the drum kit resided in the corner. George’s eyes roamed across the bloody thing like most boys did cars, or girls… And I smirked to myself as I wandered back over to my usual seat, my focus on the way Ross and Hann were still talking to the lad, Adam handing him a pair of sticks.

I was excited to say the least as I watched George settle into his chair, testing the kit lightly, not giving much away.

“Fuck d'ya find ‘im?” Came Matty’s mumbled snort from beside me and I shot him a puzzled look, having heard the deride in his tone. “Looks about nine.”

“Matty.” I scolded lowly, not wanting George to overhear and have him feel unwelcome.

“What? He’s a bit odd ain’t he?” He retorted through a soft cloud of smoke, I snatched the joint back off him. “All tall and gangly. That accent too.” He wrinkled his nose in a grimace.

“Shut up, would you?” I huffed, not wanting to deal with whatever the fuck he was feeling then.

Sure, George was taller than most. Similar height to that of Ross though, really. And he wasn’t all that gangly- who the hell even said gangly, anyway? He was more lean than lanky, his shoulders broad and his face well sculpted. He might’ve been a tad bit odd, what with his syllabic answers and mostly emotionless front. Or at least I hoped it was a front, something which I could sort of relate to.

“He’s probably just nervous.” I said to Matty, taking a drag as I watched Hann explain something or other to him. “I didn’t tell him about the band or nowt, just said to pop by. He’s proper good though, Matt.”

“Yeah?” I heard Matty say, “How’d you even know?”

“Heard him.” I replied and glanced over my shoulder to give him an amused look, “How the fuck else would I know?”

“Don’t be a prick.” Matty huffed at me, nabbing back what little remained of the joint. I shrugged. “You know what I meant.”

I did, but he was being difficult for no reason. “Music room, earlier today.”

I didn’t get the chance to hear Matty’s response to that because George begun to play and everyone’s focus fell on him, observing the way he so effortlessly played, listening to the rhythm that just flowed out of his palms.

I smiled broadly, feeling a little too smug when Hann and Ross beamed at the kid, whooping and hollering as George banged out another tune.

“Fuckin’ hell! You hearin’ this, Healy? Could give you a run for your money!” Ross bellowed, cracking up when Matty flipped him off. I chuckled to myself too and Hann asked George to play something they might know.

“Um,” George thought the request over, then nodded just the once before he started with a few taps to the bass drum pedal which led into the intro to one of the most brilliant Van Halen songs.

Ross’s eyes lit up when he recognised it and he hastily made his way over to his bass, Hann followed, mesmerised by the effortless ease George used, and the two of them soon started to chime in, following George’s lead. I grinned, mumbling the words for Hot for teacher quietly to myself whilst my foot tapped away. They were brilliant, I could only imagine what they’d sound like with Matty up there with them.

I was smiling like a mad man by the time they all sort of fell out of it, laughing whilst I applauded them loudly. “Whoo! Didn’t I say he was good? I did, didn’t I?”

“Yeah, you did. Now quiet down, can already see your head getting bigger from way over here.” Ross mocked me with a teasing smile, I stuck two fingers up at him in retort and made to stand.

“He is good though.” Adam acknowledged, gifting George a wry smile. “You always play like that?” He asked and the lad shrugged.

“Depends, don’t always have an audience.”

I snorted softly but my attention dithered when Matty got up behind me and abruptly left the garage through the side door without another word. I frowned after him, so bewildered, then turned back towards the others.

Ross was shaking his head, fiddling with the nobs on his bass, whilst Adam forced a smile. Both of them used to it.

“Don’t mind him, mate. He’s a right diva, hates not being centre of attention.” Hann joked, ebbing some of the tension Matty’s departure had created like only he could.

I swallowed and stepped closer to the rest of them, “Hann’s right. He’ll come ‘round- that’s if he can stay?” I glanced between both Ross and Adam then, shoulders pulled up towards my ears.

Hann’s mouth twitched into a lopsided smile but Ross was the one to give me a valid answer, or rather George.

“When can you start?”

—

The thing about boys was, they were ten times more confusing than girls.

With girls, you sort of knew where you stood. If a girl didn’t like you, you’d know about it. But boys, they were just so difficult. And patronisingly so.

I was only saying all this because it’d been a couple of weeks since George had actually agreed to join the band as their drummer. Something that Matty had huffed and puffed but said no more about. Neither one of them had tried to get to know the other. George was perfectly content to keep to himself when Ross and Hann’s attention was being occupied by Matty. And Matty was bitchy enough to leave the room midway through any conversation he grew bored with- which was typically whenever George spoke up.

So it was safe to say that boys were infuriatingly stubborn, and these two in particular were driving me up the wall.

I hadn’t spoken much to George, only really got a couple of words out of him whenever I tagged along to practice, and then it was just a nod or a simple greeting when we passed by one another in school. Though he was in my year and, after that first session with the guys, I found that he kept popping up in a lot of the classes I’d failed to notice him in before.

Matty complained about George whenever he was bored, or when one of the boys brought up inviting him along to a party or out to the skatepark with them. I didn’t know what the fuck he had against the younger lad- had fought tooth and nail to get the answer out of him as subtly as I could- but he just wouldn’t budge. And me, being the best mate I was, felt a little weird about being friendly with George, even if it was only to make the band’s life easier. It was as though the loyalty I had for Matty interfered with me playing nice with the guy.

It was hard. And I was quickly growing tired of it.

Especially when I couldn’t help but admire George a small bit for the uncaring role he played in it all, he truly didn’t care that Matty was ‘Matty’, popular and loved by practically everyone. Matty, who always had a flock of girls fawning after him, lads wanting to be him, and teachers letting him off scot-free because they thought him to be a harmless joker. In George’s eyes Matty had it so easy and that’s why he got to act out the way he did.

It all came to a head one band practice though.

“Matty.” Ross sighed from over the neck of his guitar, beyond fed up now with his mate’s antics.

It was almost eight and we’d all been here since four trying to rehearse for this little gig at the local pub. Hann had scored the thing, gotten his mate behind the bar to have a word with the owner. The bloke had said that they could play but they’d only get paid for it in drinks. Which had been a win-win for the guys.

Matty however was currently in one of his moods. The type he often got whenever his mum and dad had been arguing, the kind where he just wanted to piss about and forget he had responsibilities. It was something I could understand. One of the main reasons we’d bonded so quickly. Trauma calls to trauma- is that how the saying went?

Anyway, he was currently faffing about on the phone outside the garage to whichever girl he had on the go at the moment. He was laughing loudly, talking loudly, but drinking heavily. For a Thursday night at least.

I sighed, picking at a loose thread on my shorts. I wanted to shake him, have him understand and see what everyone else was feeling. But Matty could be selfish when he wanted to be, especially when he was bricking up those walls of his higher than ever. It was in those moments, even I struggled to get through to him.

Typically we’d all call it a night and try again another time, but this gig was tomorrow. And the guys still hadn’t gotten halfway through their planned setlist.

I say setlist, but it was five songs. One of which was the only original, the rest covers.

“Matt.” I called out tiredly. Matty merely flapped a hand at me. A universal sign for ‘just gimme a sec’.

Hann looked just about ready to scream, slumped against an amp, guitar forgotten beside him. And Ross was in a similar mindset, hands fisted by his sides to keep himself from wringing Matty’s neck.

I glanced over to where George was quietly tapping away on his drum kit, nodding his head along to whatever beat he had going on in his head.

The more George had started to hang about, the more I'd started to deduce him.

At first, I thought he might’ve just been shy because of how little he’d spoken. But he fucking wasn’t, that much was easy to see when you knew where (or rather when) to look. The lads had commented on it at first, just poking fun and teasing, but I’d kept my opinion to myself- not sure why, just had, simpler that way, I figured. George wasn’t shy, no, but he was quiet. He preferred thinking, observing, over being the main focus. Much more aware of the things that went on than what he made it out like.

I blinked, breath hitching when I realised he’d caught me staring. Brown eyes now locked on mine. They were intense, squinted slightly beneath a band of dark lashes. He quirked a brow and I skirted my gaze away briefly, before I got over myself, as well as the strange feeling I felt, and moved across the room to join him.

He’d stopped tapping away when he’d glanced over at me, but he kept his sticks in his hands even as I rounded the kit, fingertips trailing across a cymbal.

“So, how you liking school?”

I wasn’t sure why I asked that. But it felt like a safe place to start. To be honest, I wasn’t sure why I was starting up a conversation at all. I just felt the need to.

“It’s school.” George replied and I chuckled at that, eyes flicking between the drum kit and his slumped form, his eyes followed my movements.

“I mean, you’re new right? So, was just wondering how it felt.” I shrugged, feeling a tad bit stupid but not letting it show.

George shrugged a single shoulder. “It’s alright, not the first time I’ve moved though.”

My eyebrows rose at that. “Oh yeah?”

He hummed, drumstick tapping against the inside of his wrist. “Yeah.”

I cracked a small smile, he wasn’t much of a talker. Or at least not with me.

“What made you join the band then?” I attempted, figuring I’d try my hand at a new subject. Gaze lingering on the rhythmic tic his hand made.

“You lot are nice enough. It gets me out the house.” He told me.

I dipped my head, I’d felt similarly at first. “I’ll take that.”

“Who says I was talking about you?” George quipped back all too quickly, one corner of his mouth deepening as he fought a smile.

I narrowed my eyes at him. Baby drummer’s got jokes, it seemed. Definitely not shy then, maybe just out of his comfort zone..?

“You better be.” I told him in all seriousness.

He chuckled softly and I practically beamed, proud that I’d been the one to cause it.

“Oi, are we fuckin’ practicing or you two just gonna stand about flirtin’ all night?”

My head snapped up at the sound of Matty’s vengeful voice and I felt a sudden anger radiate in me. In all the time I’d known Matty, never had he ever truly angered me- annoyed me, sure, pissed me off, of course! But angered me? No. He’d just tried to embarrass me now though, all but used me as a worthless pawn in this stupid grudge he held against George. Like it hadn’t just been him wasting everybody’s time.

Where the fuck did he get off on judging my actions, anyway? When all we’d been doing was talking, and when I’d all but ignored George for as long as he’d been hanging around.

“Are you serious?” I questioned him, hand falling away from the cymbal I’d been tinkering with and down to my side as I stared blankly back at him. He was off the phone now, but the thing was still dangling against his leg, a new can of cider taking up his other hand.

“Yeah. We’re all waiting.” Matty said with a snarky smile, extending his arms out either side of him. “So, you two done then or..?”

Hann looked vaguely uncomfortable, whilst Ross went to say something.

Only George beat him to it.

“Fuck off.” The blond scoffed at him, startling not just Matty, who his words had been aimed at, but all of us.

“Oh, so he speaks!” Matty mocked openly when he finally got over the shock of the unexpected reply, laughing at George now. “Aren’t you a bit too young to be swearing’ though, kid?”

“Aren’t you a bit too privileged to be acting like a whiney prick?” George shot straight back, deep voice staying at the same level it was always in.

Ross choked on a laugh and Hann’s mouth dropped open. My eyes widened on their own accord and darted between both Matty and George, who seemed to be in an uncomfortable standoff.

“You wanna say that a-fuckin’-gain?” Matty snapped back at him, anger fuelling his tone now. “You don’t know nothin' about me. So where the fuck d’you get off on callin’ me that?”

George’s mouth pulled up into a smirk and I was stunned. Unaware that he could even smile properly.

“Hit a nerve? You’re an entitled prick, mate.” George told him with a careless shrug, “You waste all of our time acting like an arse, then come back in here and try embarrass us for talking. Ain’t she meant to be your mate?”

“I don’t think I’ve ever heard him say so many words.” I heard Ross mutter, but was too enthralled in the matter at hand to find any amusement in it, though Hann on the other hand did.

Matty grit his teeth, spitting a bit. “I’d be careful, yeah? ’Cause remember, you’re in my house. My fuckin’ band, alright?”

George snorted in reply, as though he could care less. Finding Matty amusing, which only proved to agitate him further. “Could be sat at the bottom of the ocean for all I care, mate, and you’d still be a massive fucking twat.”

Hann must’ve sensed it coming because he jumped up and grabbed Matty by the shoulders before he could make a lunge at George. He lugged the idiot out of the room before he could do anything else- which wasn’t hard in his less than sober state- all of us just watching on as Matty snarled every name under the sun at George.

The door closed behind them with a resounding slam that had me jumping slightly in my skin.

A silence settled afterwards, eery and cold. The kind that made you realise all the heat had been bled from the room.

I turned away from the stare Ross seemed unable to help and tugged a hand through my hair, hoping that the gesture would give me a second to calm the pounding of my heart, the wetness in my eyes.

I was shaken.

Which was the last thing I ever expected to feel when I was with the boys. This garage was my safe place, they were my safe place. And I suddenly felt so stupid for letting myself get so caught up in it all.

I coughed lightly to cover up the sniff I couldn’t help but make and turned back to face the two remaining lads with a very forced smile.

“Guess that’s practice over then.” I chuckled lowly, moving away from George to start packing things away.

“Guess so.” Ross added awkwardly, scratching what little there was to the beard he’d been trying to grow.

I saw George shake his head out of the corner of my eye, but he didn’t say anything so the three of us just started silently moving things about. Ross put the combos and guitars back in the corner, before he made a start on wrapping up wires. George picked up the rubbish that’d been tossed about the room, then worked on moving the larger amps to one side.

I grabbed the expensive mic Matty had discarded on the floor and put it back in its case, before I wandered over to dismantle the mic stand. It was easy enough but often grew tricky by the third bar where it was always tighter. I tried tugging it a few times before I huffed to myself, it was then that George came over to squat down beside me and help out.

“Thanks.” I murmured once he’d released the two bars from one another, handing them over wordlessly.

“No worries.” He mentioned, and I focused hard on not glancing his way again as I continued to place the parts of the stand in another styrofoam case. He cleared his throat lightly, still there, and I chewed the inside of my cheek, expecting him to speak again. He did. “I’m sorry if I made things worse. I know you and him are close, but… I dunno, he just rilled me up.”

I had to look at George then, surprised by his maturity. Not many people apologised for their part in things, especially when they hadn’t really been at fault. It was new to me.

“You’re fine. He just gets like that sometimes. Don’t worry about it, yeah?”

I stood then and moved across the room to put the cases in the locker Matty liked to keep them in, not giving George the chance to reply. All I wanted now was my bed. But that meant going home, and that upped the chances of me running into my mum and her new boyfriend.

Hann came back a few short minutes after, looking like a piano had been dropped on his head. He sighed defeatedly, rubbing a hand over his face as he closed the door behind him.

“What happened?” Ross asked, blue cable wound up in his right hand.

Adam levelled him with a look. “His mum, they got into an argument, woke Louis. He ended up leaving.”

I withheld a sigh. For fucks sake, Matty.

“Sorry about that, mate.” Hann added, looking to George now. The boy waved him off but Adam chewed on his lower lip for a second, then glanced between the three of us. “You lot ready to head off then?”

We all gave an assorted sound of approval, finishing up with whatever tasks we’d started before we moved to grab our bags. The four of us headed out of the garage in silence and I felt a bit bad not saying goodbye to Denise like I typically did, but knew she probably had worser things to worry about than me. So the garage door slid shut behind us on its automatic hinge and we all set off down the drive.

When we reached the bottom, Ross stopped me short with a gentle hand to my elbow.

“You gonna be alright?” He asked, and I knew why but feigned I was fine.

“‘Course.”

He left it at that.

We all walked to the bottom of Matty’s street and it got to the point in the road where we usually went our separate ways.

“Skive off tomorrow so we can practice?” Hann suggested as we came to a slow halt and Ross and George both nodded, before the three of them turned to me. I blinked, surprised by the offer.

“Um, yeah. Okay.”

“Good.” Ross grinned, nudging my arm with his own. “‘Cause we need our manager there to keep us sane.”

I huffed out an airy chuckle and rolled my eyes at him. “See you tomorrow, MacDonald.”

Ross gifted me quirked grin and Adam tugged me into a short hug before they then said their goodbyes to George. My brow pinched at that and was suddenly filled with sudden apprehension when I realised that George was in fact headed my way too.

In all the weeks he’d been at practice, I typically spent a little while longer hanging about Matty’s whilst the rest of them headed home. So this was the first time I realised that I’d be walking back with George.

“Tomorrow, ten am, yeah?” Hann reminded and we all nodded, the question of whether Matty would make an appearance went unsaid.

Ross and Hann begun to pull away and I found myself turning away too, taking a step back and inhaling when George followed.

We both walked quietly for a minute or two, just taking in the late evening air. I hiked my bag higher up my shoulder and was both relieved and full of anxiety when he finally spoke up.

“I know you probably don’t want to talk about it, but if you do, well I don’t mind listening.”

My brows rose in honest surprise. Quiet George was willing to break the silence he so often favoured for little old me?

I wanted to brush his attempt off, make out like I was fine and crack a joke to ebb the tension. But I couldn’t, because I was full of too many emotions that I couldn’t make out which ones were real and which ones were fake.

I tugged on my lower lip before I licked at the flesh there, eyes on the steps I took, shoes trailing over cracks in the cobblestones.

“He’s never been like that before. Least not with me.” I had to state, wanting to stick up for Matty even though he’d been an utter prat. “Just surprised me ’s all.”

“Still gave him no right.” George replied and I wanted to bite back at him, release that anger his comment stirred in me, but he was right.

I ticked my jaw from side to side, then shrugged. “He’s going through a lot.”

“Aren’t we all?”

I peered over towards him then, that rhetorical question sounded more like an admission. I didn’t comment on it though. I had no right.

“Yeah.” I said quietly instead.

We walked a little further and I found myself glancing up at him from time to time. He was almost a head taller than me, and had a strong nose that was softened by the freckles on his cheeks and the droop of his eyes.

“You excited for tomorrow night?” I asked him, my voice and the hum of the old railway were the only things to make any noise.

George gazed down at me, “‘Spose.”

I couldn’t help my soft laughter. “You suppose?”

“Yeah.” He shrugged, smirking faintly now, “Might’ve felt differently if we’d managed to finish working on the set.”

“Fair.” I chuckled.

“What about you?”

I don’t know why but I was surprised he’d reiterated the question back to me. Maybe it was because I’d figured we’d just slump along in awkward silence. But I didn’t feel any awkwardness at all.

“I’m looking forward to it. You guys are incredible.” I told him honestly, “A little apprehensive, but I know you’ll pull it off whatever happens.”

George hummed. “Hold you to it.”

I laughed again, only to realise we’d made it to the end of my street. “I’m up there.” I told him, pointing towards a dark house further up.

He jerked his head in a nod, looking away from the row of homes to gesture towards the street over. “I’m that way.”

It was my turn to hum now, rocking back slightly on my feet. “So I’ll see you tomorrow then…”

With a dip of his chin and his hands in his pockets, George just nodded as we parted ways.

And I did see him that next day. Only it wasn’t in Matty’s garage, because he was stood waiting for me at the end of my street.

…

It was that first gig together that sent a solidifying ripple through Matty and George’s tentative relationship.

We’d all met up that Friday morning, as planned, George and I having walked into Matty’s garage on the defence, but it’d seemed that the curly haired lad was singing a whole other tune. Matty had appeared truly apologetic for how things had gone down the previous night, and not just to me either. He even went out of his way to have a talk with George outside before we got down to business, which had surprised the three of us who remained.

When the pair of them had come back in, Matty was grinning from ear to ear and George’s eyes were set on me, I smiled when I noticed him wearing one of his own.

That was the first practice we all ended up really enjoying, and it’d been just in time too because the guys went out and absolutely killed their gig later that evening. They’d had half the locals up on their feet and gotten the pub packed full with a bunch of people from school. It’d definitely been a night to remember, not just because of how it had all worked out in the end, but it’d also been the night that Matty changed the band’s name- again.

—

“Mattyyyy, I swear! I just don’t know what to do!” I whined from where I was hanging off the side of his huge wooden bed.

Matty was propped up just below me on his phone texting whoever, his mum having invited me over for Sunday tea. I smacked his arm when he only continued to ignore me.

“Jesus. What do you want me to say!” Matty exclaimed, snorting when he glanced up at me and caught sight of my very distressed frown. “It’s just George, babe. He’s harmless.”

“I fucking know that! But… I don’t know, it’s just-”

I was about to say weird. But I’d stopped myself before I could let the word slip, because that didn’t feel like the right way to describe how I felt about it.

You see, for some maddening reason George had taken it upon himself to start popping up every and anywhere I might be. A bit like an annoying fly really.

It’d started with the waiting. Remember? That first morning we skived off school to practice for their gig… Well, George had taken that as a silent invitation to continue doing exactly that, just every day.

Not just that either. He seemed to appear whenever he pleased, too. Had taken to sitting in the seat beside me during maths because he knew I sucked at it. Shared his food with me, or would slide a couple quid across the table, whenever I had no lunch. And I kept finding his eyes on me more often than not.

The whole thing was driving me mad and I had zero clue as to why. Because it was anything any other normal mate would do. Hell, it was exactly what the other boys would do for me as well as one another, it’s what Vicky tended to do whenever we would have one of our catch ups. But things just felt a whole lot different with George.

It was like he always knew more than he was letting on. And that on its own set me on edge.

I didn’t want or need anyone digging any deeper than what I allowed, I couldn’t have anyone seeing what I tried so hard to hide.

And so the situation with George did grate on me a bit. And I had taken to complaining to Matty about it every chance I got. Not that the dickhead seemed to care, he was always off in his own world. Had his own shit to deal with. Seeing how his mum and dad were currently in the middle of a divorce, I could understand why he found my hysterical venting amusing.

Still.

“Look, he’s just bein’ friendly. Might even have a bit of a crush on you, babe- ‘cause I mean, what’s not to like, ey?” Matty grinned, winking up at me from the floor, I groaned and rolled my eyes in reply. “Anyway, it’ll blow over soon enough and hey, you might even miss the attention.”

I scowled and tossed one of the many pillows his bed homed at his giant head.

That was the last time I spoke to Matty about it. Deciding then and there that I’d just let George do as he pleased, if it made him happy helping me out or tagging along, then fine. He could have it his way. I’d just have to find a way to get over it.

—

It was late. Nearing two in the morning and I was still wide awake.

I could hear them, in the room next to mine. They’d been at it for hours now, long enough that I was both mortified and utterly mystified by the fact that the neighbours had yet to have the police knocking down our door.

He was fucking her now, but in a minute or two they’d be back to fighting again. You could count on it. Mum and Steven moved like clockwork. Steven was her newest thing, they’d been together a few short weeks now, ever since Julio had come and gone. Julio who had stuck around the longest so far, a whole nine months. The guy had been a layabout, but he hadn’t ever laid a hand on me. Something I was grateful for, but something Steven couldn’t account for as well.

No, Steven was a lot more violent than the rest, but I much preferred violence over-

I inhaled, in and out. Out then in.

I buried my face further into my pillowcase. I had school in the morning, and no idea how I was going to function if things continued like this.

I kept on breathing though. Attempting to tune them out. To sleep.

I knew it’d been a long time coming but I still startled when I heard the thud and then the loud wail which followed. I froze in my bed but couldn’t stop myself from listening out. Wondering if this was the hit that finally killed her.

No.

She was calling out to him again. Trying to stop it, stop him, trying to calm him down.

But you should know better by now, mum.

“Stop! Julio, stop please!”

My breath caught in the back of my throat at her pleading shout. Either Julio had finally reappeared in my mum’s bedroom during the middle of the night, or my mum had done something so incredibly stupid. She’d called Steven by another man’s name.

“The fuck did you just call me?” I heard him bellow through the paper thin walls of our tiny townhouse. Another thump. And then an ominous thud.

“Steven! I said Steven!” My mum wailed.

She sounded so desperate I had to squeeze my eyes close, as though I was the one facing the brunt of his fists.

He started roaring, swearing loudly in that Liverpool accent of his. And rained down on her harder than anyone else ever had. Thump after thump. She screamed, cried, wailed. Pleading loudly now, loud enough for the whole neighbourhood to hear. So how could he not?

But we all knew he could, he just didn’t care. To him she was merely a toy.

“Steven!”

I hadn’t even realised I was up and out of my bed, let alone standing on the landing, before I was staring up into a face full of fury.

The door to their bedroom had been wrenched open, my fingers pale and tight around the handle, though I could hardly feel the metal beneath them now.

“The fuck do you want?”

I had no time to even answer him, my eyes locked on my mum’s bloody form when a fist came flying at me. It sent me back, knocked me into the banister hard enough to welt my spine, and I whimpered but made no other noise, keeping my jaw locked tight and my bleary eyes trained on him even as he approached. Stomping like the child he was.

“Fuckin’ miserable little thing you. Yer mother never teach you to mind yer business- yer manners?” He spat at me, and I took it as well as the next thump when he propelled my head off the wooden railing behind me. “Breathe another word and you’ll be in for worse next time. Now fuck off, would ya.”

I slid by him as fast as I could without looking like I was about to piss myself, my mum stood in the bedroom doorway now, lip and face bloodied around a lazy smile. “Night, sweetheart.” She said, like nothing was the matter.

I forced a lump of bile back down my throat and nodded, knowing if I ignored her I’d only be in for another blow- or a shove down the stairs.

She and Steven went back inside, him thundering as he went and shouting some more. I let go of the shaky breath I'd been clinging on to before I tiptoed as quickly as I could into my own room. I grabbed my mobile and my trainers, brain practically working on autopilot, then I was down the stairs and out the front door before I could second guess it.

I don’t know how far I walked or what time it was but I remember calling Matty. I called a few times actually, each time it went straight to voicemail. His phone was off.

I debated phoning Adam or Ross, maybe even Vicky. But I couldn’t bring myself to do so.

Instead I wrapped my arms around my chest, shivering without really feeling the cold that swept past me and letting my feet lead me wherever they pleased. My body seemed to collapse somewhere between the bridge on Brook Street and the little playground a couple blocks over from mine though. I curled up on the bench there, dragged my knees up towards my shoulders and clung to them tightly.

I stared off into the darkness for a little while. Not caring what I looked like or who might find me come sunrise. Just staring ahead at the squeaking swings in the distance and the grassy fields that surrounded the nearby estate.

“Y/n?”

I blinked at the sound of my name, but had to hear it a few more times before I finally pulled myself out of the daze I’d fallen into and looked away.

I was stunned to see George stood there towering above me, clad in a grey hoodie and a pair of jogging shorts. His face was one of complete shock, something that would’ve made me laugh any other day, seeing as he was always so stoic looking. But I couldn’t. Not then. I didn’t even know how I was still breathing.

“Fucking hell, what, what h-”

George stopped himself short and approached me with a wary caution, I was thankful he hadn’t finished that sentence and didn’t stop him when he took the seat beside me on the wearing wooden bench.

He must’ve tugged his hoodie off at some point because I felt him drape it around me in the next moment. It was warm, a stark and sudden contrast to the numbness I’d been feeling since I’d left my bed.

“What are you doing here?” I croaked out, once the panic had become too much to bare and I felt as though every nerve-ending in my body was slowly igniting. I had to fill the silence with something. I didn’t want to think any longer. I couldn’t. Not with questions like ‘Was she even still alive?’ and ‘Did she even care?’ on my mind.

“I,” George started, drawing my focus, and seemed to take a deep breath before he continued on, “I like going on walks, when I can’t sleep. Helps clear my head.”

I let that lie between us and then asked, “Why?”

I stared blankly ahead again, too scared to face him. Or rather, him face me. To see the damaged goods I really was.

“My mum’s home.” He told me quietly, wind whistling around us. I found it comforting that he knew instantly what question I’d really been asking.

I hummed. My mum was home too, but I wished she wasn’t.

“She works a lot. Abroad mostly, ’s why we move around so much.” George explained to me, and I knew why he was telling me all this when he’d never let a word slip about his home life before.

It was an eye for an eye situation. He’d seen me like this, battered and bruised. And wanted to make sure it was clear that he didn’t have the upper hand here, that I wouldn’t think he had something he could use against me.

“My dad reckons she means well, but…” He just shrugged, hands tucked into the pockets of his shorts. I took note of the thin white tee he wore and the way he tried not to shiver. “We don’t get on.”

“She ever hurt you?”

I don’t know why I asked it. But I did. I wanted to pry, to cut him open and see if he bled the same way I had.

“Slapped me twice. First time, she cried. Second, was tonight.”

I let that sink in.

“My mum’s boyfriend did this.” I let slip quietly, hoping that the wind around us was strong enough to howl over my words. But I’d never been that lucky. George tensed beside me. Rigid as a rock. He’d heard.

In and out. I repeated the motion, the words on a loop in my head.

“You know that coffee shop over on Durham?” He asked me next, catching me off guard. Confused, I nodded. “You reckon you can get there?”

I nodded again, though I was still unsure. On whether I could make it, and if I should trust him here. It wouldn’t be the first time someone close to me let me down.

George seemed to sense my uncertainty and merely waited me out.

I took a deep breath after a long moment had passed and stood on shaky legs. He came to a stand next to me but kept his hands firmly in his pockets, making sure I noticed that fact too. A gesture that eased a fraction of my anxiety.

Slowly we walked together over to the small coffee shop that was open all hours, not uttering a single word the entire way. My body ached but I carried on, slipping his hoodie on properly once we’d finally neared the shops flickering ‘open’ sign. I tugged the hood up too to hide some of my face before we entered, unsure of what I might’ve looked like.

George went in first and held the door open for me, making sure to stay in my line of sight at all times, even when he offered to go order whilst I found us a table.

I grunted to myself when my tender skin brushed against the back of the booth I’d chosen in the far corner, one where I could watch the door and have no one at my back.

I sat there, waiting, and attempted to occupy my mind with the quiet song which was playing overhead, fingers fidgeting with the salt shaker all the while.

George returned a few minutes afterwards, tray in hand. He motioned towards it once he’d sat down opposite. “Got a couple warm drinks- you like tea right?” He asked me, and I nodded, surprised that he’d remembered, before he carried on, “Got a cup of water too, to clean your face up if you wanted.”

I swallowed thickly at the kind thought and carefully guided one of the warm mugs he’d purchased towards me, wrapping my hands around it and savouring its steaming heat.

“I can’t really see it, so there’s no point.” I murmured, staring down into the milky brew.

He was quiet for a few seconds, shaking a sugar packet before pouring it into his coffee. “I can do it if you want.”

I peered up at him and tried to hide my wariness. The way my body immediately stilled and pulled away. George didn’t say anything about it though, just continued to stir his overly sweetened cup.

I licked at my lip and tasted the thick metal that then coated my tongue. It was that which drove me to nod at him. George didn’t smile or acknowledge my nervousness, merely took a napkin and dipped it into the water. We both leant in further across the table at the same time. I forced myself to stay frozen when he begun to dab at my broken skin.

After a few napkins had been stained a crimson red, I finally relaxed a tad, glancing up at George’s own face whilst he worked deftly on mine.

It was then that I noticed the mark he’d mentioned having received earlier. A scatter of faint red dots in the shape of fingers sat alongside a fine welt that rested on his cheekbone. It made me wonder what had happened. If he’d been asking for it or if she’d done it out of anger.

Had I been asking for it? I wondered, drawing back into myself a tad. But stopped when I hissed outwardly, snapping my eyes up to meet his.

“Sorry.” George murmured, trying to be gentler when he wiped at my lip again.

“It’s okay. Just, didn’t expect it.”

He nodded in quiet understanding but said nothing further, and soon enough he tossed the final napkin onto the pile he’d made and simply went back to his coffee. I couldn’t help my tiny smile. Thankful, for once, to have him there.

…

After that night I started to lean on George a little bit more. More than I should’ve, in truth.

I was hardly even aware of though, until it was much too late. ’Til I realised I was looking at him in a whole other light. One I’d taken to avoiding since the day I’d met him.

We walked to school together every morning, met the guys at the gates and then separated from them at first bell. We hauled up in the music room at break, talking and telling one another quiet truths. Spent lunchtime smoking behind the bike shed, sometimes with Vicky, other times with one or two of the boys. We went to practice together and then walked home together. Met up when either one of us ‘couldn’t sleep’ and got far too familiar with the staff in Bru, that coffee shop we’d ventured into that first night. Even took to exploring the city I’d lived in my whole life. Travelling down to the yard, and wasting days in the park and arcade.

I depended on him always being there, I realised after a short while, and didn’t really seem to mind it. Which was as much strange as it was terrifying. George quickly became my person, a truth in a world full of lies. It was hard to comprehend most days.

—

“Oi, you’re definitely coming to Jamie’s party tonight right?” Vicky called out to me from across the worktop, we were currently in food tech and she was trying her very hardest to save the burnt sponge she’d made to no avail.

My eyes darted over to where George was stood working on the table over, then nodded at her. “Should be.”

“Great.” She grinned at me, “You bringing your boys along with you?”

I cocked an amused brow at her. She’d taken to calling them that. My boys.

“Don’t own them.”

Vic rolled her eyes at my answer then turned to shout over her shoulder at George before I could think to stop her, “You coming tonight then, Daniels?”

George’s head swivelled around towards us but it took him a second to stop working on his white icing before he answered. He glanced towards me first, a question dancing in his eyes. I gave a subtle nod, not even thinking about it. He mimicked it. “Should be.” He told her, wiping his dirty hands on a damp tea towel.

Vicky groaned loudly in return, “You two, I swear! You drive me insane.”

George’s forehead furrowed, obviously confused by her obvious irritation.

“She said the exact same thing!” Vicky huffed in explanation before she turned on him once more, “Just do me a favour and make sure she’s there, alright? It’s important.”

I released a light air of laughter whilst George’s mouth just quirked upwards into a small smile, he saluted her like a soldier would a general. “Yes, mam.”

“Ooh, I like the sound of that.” Vicky mentioned, a devious smile liming her lips.

I snorted.

“At ease, soldier.” I said to George before he wandered over to join me, swiping a finger through my freshly sifted icing. “Oi!”

“What?” George questioned me innocently, as though he hadn’t just put his grubby fingers in my food.

“I swear if Hanson marks me down ‘cause of that, I will string you up by the balls and dangle you from the school’s roof.” I warned him seriously.

Vicky giggled to herself, “Kinky.”

I rolled my eyes at her, whilst George just smirked, taking claim of my seat.

“You finished with yours then?” I asked him, still working on the roses I’d sculpted for the top of my dessert.

He hummed a quiet confirmation and begun to play with the string of my apron. I peered over at his station and was a tad bit impressed by the cake I saw. Vicky followed and whistled at the sight of it.

“Wow, Daniels. If drumming doesn’t work out for you, baking just might.”

“A man of many talents, our Georgie.” I teased, bopping his nose and staining the tip of it with a print of icing sugar. Vic giggled again and George scrunched his face up at me.

“George Daniel, in your seat please!” Miss Hanson interrupted as she looped back round and George gave me a ‘what can you do?” sort of look, before he sighed and went back to his assigned seat, wiping a hand full of icing across my cheek as he did so. I gasped.

“Prick!”

“Miss Y/l/n, language! Might I remind you that we are in a classroom not a zoo.”

I gifted the woman a strained smile and felt my left eye twitch. “Yes, Miss Hanson. Sorry, Miss Hanson.”

She merely harrumphed and plodded away, I made a face at her back. Vic snorted behind a crumb covered hand.

“That woman will be the death of me, I swear.” I grumbled unhappily.

Vicky was smirking when I glanced back up at her though, doing little to hide her ever rising amusement. I knew right then what was coming just by the look on her face.

“Detention, Miss Y/l/n. Lunchtime.” Miss Hanson grunted out and instantly my face fell. Vicky continued to snicker away at my expense.

“You’ll pay for that.” I mouthed to her, only to receive a feigned blameless smile in response. It was in that next moment that Miss Hanson shouted out again.

“Mr Daniel, same goes to you! Lunchtime detention. What on earth has gotten into all of you?”

Both Vicky and I snapped our attention in the direction of George’s table to find that he’d upturned a bowl full of flour onto the counter and drawn a leaking appendage into it. Both of our eyes widened before we burst out laughing.

“Miss Taylor, do you wish to join them both?” Miss Hanson threatened and Vicky was quick to quieten down, shaking her head at the older woman.

“No, miss.”

“Good, then I advise you to continue with your work.”

Miss Hanson moved on after that and whilst I struggled to get ahold of my chuckles, I saw Vicky waggle her brows at me before she jerked her chin over towards George, who was cleaning up his powdery mess. Confused, I shot her a bewildered look. But she merely smirked in turn, shaking her head at me.

I frowned but continued on rolling my roses, mind lingering on what she could’ve possibly meant.

…

Jamie Taylor’s parties were always something to remember.

The first one I’d ever gone to was for J’s birthday, he’d gone all out for it, decorated a bit, even had one of his mate’s older brothers supply a couple crates and bottles for us all.

Originally it’d been his mum that had forced him to invite Vicky and I along, which had put a bit of a downer on the whole thing, but the pair of us had been far too excited to have the chance to hang ‘round with the older kids at school and dress up a bit to care.

In truth, it’d been the first proper party I’d ever attended- if you didn’t count the one Sarah Whelts had thrown back in primary school, though that had been just as sick seeing as she’d had it in the local Maccies.

But yeah, that party was also the first time I snogged a lad. Like properly. It’d actually been with one of Jamie’s friends- his best mate, if we were being dead honest here- and it’d had my head spinning. Vicky had caught the two of us in the upstairs loo though and hadn’t shut up about it for weeks afterwards. To say she’d put me off wanting to get with him again was a massive understatement, she’d hung it over my head for ages, threatening to let it slip to J whenever she was in one of her annoying moods.

This time around though, all I wanted was to have a good time. After the shit day I’d had, I figured I deserved the chance to drown my sorrows.

“Hey, hey! There she is!”

I glanced up just as I made it through the front door and gave a smile when I spotted the man of the hour headed my way.

“Alright, Jaim.” I greeted as he roped an arm around me to pull me into a tight hug, he smelt of his usual aftershave and the lingering tinge of smoke.

“I’m grand, babe.” Jamie grinned back, looking down at me now as he pulled away a tad, arm still hanging off my shoulders. “Glad you made it though, ain’t seen you in ages. Vic said it was like pullin’ teeth tryna get an answer out of you.”

I rolled my eyes at the theatrics and laughed lightly. “Yeah, well she’s a drama queen.”

“Don’t I know it.” Jamie sighed, all put-upon before he chuckled.

We were interrupted then by a hoard full of boys. My boys as a matter of fact.

“Well hello, don’t you look stunnin’! Been looking all over for you.” Matty greeted merrily, beer already in hand as he accosted me in the hallway. I released a happy laugh of my own when he smacked a big kiss to my cheek and took my hand in his. “You only just get here?”

I nodded in faint reply before I pulled away from Jamie’s embrace to envelope both Ross and Hann into a hug, giving them my hello’s too. “Yeah, had stuff to do first. How long you lot been here?” I asked, but my eyes darted behind them in search of George. “And where’s G?”

The nickname was relatively new, but I’d always said that his name felt far too long. G seemed to be sticking anywho.

Matty kissed his teeth as his eyes scanned the room, fingers still attached to mine. “He was here a while ago- came with us, didn’t he.”

“Think he went out for a fag.” Ross mentioned to me before his eye caught Stacey Donahue dancing away in the corner. Hann and I shared a knowing smile before the giant made his excuses and dipped away.

“How you lads enjoyin’ the party then?”

I startled slightly at Jamie’s voice, having completely forgotten he’d been stood there with us. Although it did look like he’d just been quietly welcoming people as they arrived, whilst I’d been caught up.

Matty beamed at the question and raised the neck of his drink at him, “Great time, mate. As always.”

Jamie chuckled, “Cheers. Um, you two mind if I have a word with this lady ‘ere though?”

The lazy grin Matty wore grew at Jamie’s ask and Hann was smirking to himself as he nodded. “‘Course.” He replied for the both of them, before sparing a glance at me, “Come find us soon, yeah?”

My brow pinched and I could only nod at his request, ignoring Matty’s drunken snickering before Jamie gestured his head over to the right and begun leading me away, through the kitchen and its rowdy partygoers, out into the garden.

The air outside was a bit chilly, but I was still wearing the denim jacket George had lent me earlier that afternoon, so I didn’t feel it so much. I peered around at a few of the people who’d decided to gather in the garden, some of them smoking around the fire-pit, others sprawled out on the grass beneath the gazebo.

“What’s up?” I asked Jamie once he’d finished saying hello to a couple of his mates that had decided to head back inside just as we came out. He looked over at me.

Jamie had always been a good looking lad. You know, the typical pretty boy type. With his light eyes and cheeky smile. I remembered how much I used to fancy him growing up, not just ‘cause he was nice to look at, but because he’d always looked out for me, never made me feel stupid or less than. He was just a decent guy.

But it was a surprise to me then though to see him looking so sheepish, scratching at the jut of his jaw whilst his eyes skirted around me. Jamie was anything but shy, even when he was getting a good hiding he was still smirking away.

“You alright?” I asked him around a light chuckle, unsure on what he’d even wanted me for.

“Yeah, yeah.” He was quick to assure me, fighting to dampen his growing grin when he finally met my mirthful eyes. “Just needed a breather, you know. Mental in there.”

“What, and you just decided you’d use me as an excuse?” I teased, unable to help myself and fighting back a laugh when his eyes widened.

“Nah, no, nothing like that.” Jamie hurried out.

I just shook my head my head in return with a sweet smile, hands tucked in the pockets of my jacket. “I’m messing, J. What’s up? You seem on edge.”

He heaved out a big breath and left me waiting on a real reply, he was honestly starting to worry me a tad but now, never had I heard him go so long without speaking. He was almost as bad as Vic herself- maybe it was a family thing.

“Jaim?”

“Sorry.” Jamie sighed and dragged a frustrated hand down across his face. “Sorry just- reckon I need another drink.”

He laughed lightly, clearly trying to ease some of the tension he felt, and I joined but only for something to do. Still so confused.

“You gonna hold me hostage out here all night?” I prodded, raising my eyebrows at him with a soft smile when he peered my way.

He rolled his eyes with an amused grin, before he cut to it. “Listen, we’ve been mates for ages, right?”

Slowly I nodded at him. I’d call Jamie a friend, but it felt weird him acknowledging it, in my eyes, to him, I’d always just be his little sister’s tagalong.

“Right. Exactly.” Jamie barrelled on, not sensing my bewilderment. “And you probably know me best, innit? Like out of everyone- aside from me mum and me dad, probably Vic too.”

I wouldn’t say that but, “I ‘spose.”

“Good.” He dipped his head in a jerky nod and, honestly, I would’ve thought he was on something, the way he was acting, if I hadn’t been looking up into his eyes. “Yeah, so what I’m basically tryna say here is that-”

Jamie’s little tangent was promptly cut short by the arm that engulfed me. “B, ‘ve been lookin’ all over for you.”

Immediately I grinned, already knowing just who it’d been by the freckles that dotted their wrist and the familiar scent that wrapped its way around me. I lifted my head up to stare into George Daniel’s familiar eyes, their brown blown wide and hidden slightly by the squint of his smile.

“You made it!” I exclaimed happily, my hand reaching up to meet his at my shoulder, I gave it a quick squeeze and he nodded down at me.

“Said I would.” He replied and we shared another smile.

It was then that George seemed to realise he’d interrupted the conversation I’d just been having, his brows jumped upwards as he turned to look at Jamie.

“Oh sorry, mate. Didn’t mean to barge in.” George apologised with a smaller smile, glancing between us, “Just spotted her as I was headin’ back in.”

“You’re alright.” I assured George, “J was just having a quick word.”

“I’ll leave you to it then. Meet you inside?” George offered and I wanted so badly to wave it off, yank him back over to the side of the house where I knew he’d been hiding, and share a joint or two. But Jamie…

“If you don’t mind, mate.” Jamie nodded, his smile a little tight. I frowned, but glanced back up at George to make sure he was really okay with it.

“‘Course.” He smiled easily, squeezing my hand and pressing his nose into my hair as he pressed a quick peck to my temple. Something that was relatively new to us. Though I couldn’t help the butterflies it seems to erupt. “Bye bye Birdie.”

I snorted softly as he untangled himself, smirking all the while. Hating having ever let it slip that I loved that film.

He saluted me before slipping through the back door and I turned back to Jamie with a fond smile I didn’t even realise I was wearing.

“Sorry, what were you saying?” I asked him now that he finally had my full focus again.

Jamie stared at me long and hard, before a strange look crossed over his face. Almost one of realisation, or maybe resignation? It baffled me but I didn’t have the chance to question it.

“You know what-” Jamie breathed out, his smile small now but still genuine as he reached a hand out to brush against my shoulder. I glanced down at it briefly before he was speaking again. “Don’t worry about it. I can tell you another time, yeah?”

Forehead pinched in utter confusion, I wanted to prod at him further but he was shutting down before my very eyes by putting up a loud and extraverted bravado. One he usually let slip around those he was comfortable with. I wondered what I’d possibly done wrong.

“It’s a party, ain’t it? Lemme grab you a beer- you just enjoy yourself!”

Then he was squeezing my arm and breezing past me before I could get a word in edgeways.

I stood there on the patio, lost. Head so busy just trying to work out what the hell had happened that I didn’t even notice Vicky until she was there hanging off my arm.

“Did he tell you? Did he tell you?” She questioned me in her tipsy state, not even giving me the time to answer before she was pestering me with a dozen other confusing questions, “What d’ya say? Did you say you it back? Did you let him kiss you? Wait, don’t answer that one- don’t think I want to know.”

My brain short-circuited.

Only half aware, I felt myself glance through the window into the kitchen, to where Jamie now stood pouring a couple drinks, surrounded by people. His eyes met mine through the glass, before they trailed over to where his sister was now jumping about excitedly beside me, his face paled at the realisation.

Shit. Jamie liked me.

—

Jamie kept his distance after that night. Didn’t try to bring it up again or actually admit what, I was now afraid, he’d been about to.

Though the whole thing did confuse me- if it had been that that he’d been so close to admitting to, then what had stopped him? Was it because of George’s interruption, or had he just thought better of it?

They nibbled away at me, all these thoughts. But I tried to keep them at bay, ignore them as best I could. Because I could honestly have the entirely wrong end of the stick here, and maybe, just maybe Jamie wasn't actually avoiding me, maybe he was just busy with exams, and school, footie…

I groaned to myself, feeling a headache brewing. So much for ignoring the topic.

“What’s goin’ on in that head of yours, cupcake?”

I scowled at the tap I received to the side of my skull and swatted halfheartedly when Ross dropped himself down onto the grass beside me.

The rest of lads, plus Vicky, were all up at the ice-cream van that’d pulled up at the curb by the entrance to the park. I hadn’t wanted anything when they’d all started to wander over, having heard the whining tune, whilst Ross had called in his winnings with Matty (the two of them were always betting on something or other) and asked for ‘a 99 with a flake and sprinkles, please!’

I’d been glad to have it just be me and him for a short while, I’d been feeling off all day and he was usually the one who didn’t ever mind my moods.

“Nothing.” I told him, picking at daisies that had just begun to litter the grass.

“What not even a cymbal-banging monkey?”

I breathed out an airy chuckle. “Why, is that all you’re used to?”

“Yup. That and tits.” He shrugged and I snorted an unexpected laugh.

“Pig.”

Ross merely grinned before he nudged me again. “Come on, get it off your mind before them lot come barging back over.”

I glanced out across the field, saw Matty pissing about with Vicky by the roadside and the way Hann struggled to keep his ice-cream from dripping down his hand. Then looked back to Ross. He’d kicked his legs out wide, palms splayed out behind him whilst his skateboard rested beside his foot.

“It’s nothing, stupid really.” I told him and watched the way he quirked an encouraging brow at me, obviously wanting me to carry on. I released a heavy sigh, “Can’t really talk to anyone about it, you know? Or it feels that way.”

“Well, I’m sat here asking, so tell me. You know I don’t care- could tell me you just bleached your armpits and I’d only ask to see.”

I smiled, shaking my head at his strange reply. But that was just Ross, he made you feel so at ease. Like you really could tell him anything.

“Fine. Just, you know Jamie?” I ventured carefully, gaze on the tiny flowers I was fiddling with in my lap.

“‘Course. Vicky’s brother- plays striker, don’t he?”

I hummed, “Yeah, him.”

“Alright, what about him?” Ross prompted and I could feel his eyes lingering on my hands, watching as I made holes in the stems of the daisies I’d collected.

“Something happened with him the other night, at his party.”

“Did he do something?” Ross’s hardened tone made me blink and so I was quick to snap my head up to reassure him.

“No, no. Nothing bad. Just something he said, or well, something Vic mentioned after we’d spoke.”

“You’re being pretty vague here.”

I chewed on the inside of my cheek. “I know, sorry. I just- it’s strange to say out loud. I feel like I’ve got it all turned around in my head.”

“Alright well, just tell me what happened and I’ll see if you have or not.”

I wet my lower lip in thought then ultimately decided that it couldn’t hurt. The worst Ross would do is poke fun at me, and I knew wholeheartedly he wouldn’t say a word to the others.

“It started when I left you lot, he wanted to have a word and took me outside.” I started to explain, “He was acting right weird. Just not himself, you know? A bit nervous, I ‘spose.”

Ross hummed when I paused for a breath.

“And he was trying to tell me something. Thought it was gonna be something bad- what with they way he was acting- and he was just about to finally spit it out when G wandered over. We’d spoken for a few minutes, just normal shit, said hi and whatnot. Introduced him to Jamie. Then he headed inside, but when he’d gone Jamie lost his nerve. Put up this front and told me to forget about whatever he’d been about to say. Acted as though it was nothing important.”

“Right…”

“Then he shot off before I could say another word! I was so fucking confused, Ross. Beyond it actually. And then Vic came over, drunk and spewing a whole load of crap. Asking question after question. She-” I couldn’t say it for a moment, scared if I voiced it that it would sound stupid. But I inhaled and just forced the words out anyway. “She asked if he’d finally told me, if I felt the same way… if he’d kissed me.”

“Oh.” Ross said and I shot him a strained look.

“Oh. That’s really all you have to say?”

Ross’s eyes widened as he chuckled, “Sorry! Just, I mean, it was sort of obvious.”

I frowned. “What was?”

“Jamie. Matt and I have been betting on him asking you out since the week after we met you.”

“Ross!” I exclaimed, in utter disbelief.

“What?” He squawked in retort, mimicking as he withheld a laugh.

“Don’t what me, you knob! You knew he liked me and said nothing??”

“Yeah. I had ten quid on him bricking it whilst Matty reckoned he’d do it before Christmas. Then Christmas passed and we changed the terms to that he’d just ask you out.”

I stared back at him.

“You didn’t tell me because there was money at stake?”

“That, and we both knew it’d drive a wedge between your friendship with Vic. Then she finally caught on to it as well and we were gonna say something, but by then G had come along.”

My brow furrowed, “The fuck has George got to do with it?”

Ross levelled me with a look. I gave him one straight back. And it was then that he blinked and seemed to realise I really had no idea what he was on about.

“Wow. You’re so fucking oblivious, cupcake.”

I smacked his chest. “Ross. I’m not playing about here.”

“Christ.” He hissed, rubbing at his shirt. “Really got some power behind you. Who would’ve thought.”

Scowling, I prodded him again. “Ross, just tell me, would you? You’re driving me mad.”

He huffed but relented, looking me dead in the eye, “George has got everything to do with it, Y/n. I mean, he’s half fucking in love with you.”

I gaped for a short moment, eyes darting between Ross’s own when they never faltered, just waiting for him to tell me it was all a big joke.

“What?”

“You really have no idea, do you?” Ross chuckled, shaking his head at me like I was some sad little puppy. “But that’s alright, I guess. Seeing as he has no clue that you like him too.”

My eyes widened at the sureness in his voice but before I could even defend myself, the rest of our little group were swanning their way back over, completely unaware of the way my heart was currently deafening my eardrums. Or how it only seemed to pound harder when George handed me a milk lolly I hadn’t asked for, knowing that they were my favourite.

Ross shot me another look, smirking all the while.

Oh, shit.

Part B>

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shesthespinstersimmer · 1 year ago

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Face Off (5)

Previous / Next / Beginning

LILY: You forgot, didn't you? We were supposed to go for a run.

LO: Right. my bad.

LILY: What's going on? You look like you've seen a ghost.

LO: Just got a lot on my mind.

LILY: At least you have a lawyer, now. That's on thing off of your plate.

LO: Who knew y'all were gonna get the most famous one in Del Sol?

LILY: Jake and I went to college together; and you know how much I love your magazine. You should have the best. What, you disagree?

LO: Imma level with you - I appreciate all you've done for me and the magazine. But I'm not on your level; all my money is tied up in this townhouse and my business. I can't afford this.

LILY: And I'll level with you - I don't invest in your magazine just because it's doing well.

[ Lo stares blankly ]

LILY: I think we could be... beneficial to each other.

LO: Uh... I'd be lying if I said you weren't fine, but -

LILY: Relax. Vic and I have an open relationship.

LO: We better hurry up and go on that run before things get out of hand.

#shesthespinstersimmer #storyteller #sims 4 story #weird & wonderful

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englishstrawbie · 2 years ago

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Imprints (3/3)

Fandom: Station 19

Characters: Maya Bishop, Carina DeLuca, Andy Herrera, Vic Hughes, Jack Gibson, Travis Montgomery, Dean Miller, Ryan Tanner, Pruitt Herrera, Andrew DeLuca, Katherine Bishop, Mason Bishop, Lane Bishop

Summary: What would life have been like if Maya had never taken up running when she was a child? A Bishop family Christmas lunch ends in an argument and, when Maya bumps her head on the icy porch steps, she finds herself in an alternative life where she is about to discover the answer.

* * * * * * * * * *

Maya spins on her heel and starts to run, hoping that that her subconscious or whatever the hell it is that is controlling this world will help her find her way to the hospital quickly. She ignores Pruitt’s calls for her to stop, her feet pounding the sidewalk one step at a time. She needs to see Carina, she needs to know what has happened to her in this life.

When she reaches the end of the road, she pauses.

“Please,” she whispers. “Please be okay.”

She closes her eyes and steps around the corner. When she opens them again, she finds herself standing in front of Carina’s old townhouse. Okay, it’s not the hospital, but she figures that she must be here for a reason.

The house is just as she remembers it, painted blue and white, with large windows and flower boxes hanging from the porch. Their contents look a little neglected and sad, like they haven’t been shown any love for a while, but otherwise everything looks right – from the outside, at least.

Maya’s stomach is twisted into knots at what she might find inside, especially given Pruitt’s reluctance to tell her about what Carina’s life looks like in this world. She climbs the front steps and takes a deep breath before knocking loudly on the door.

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tzigone · 1 year ago

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Vic's place - in the future

Re-reading old comics. And so much has changed.

But this one made me think - obviously, Vic is not in a good place at this time in the comics and hasn't figured himself and the changes in his life out. But where do you see Vic living when he's 40 and has kids? If, indeed, you think such a future likely for him (it's not for everyone, but I'm fond of the idea of Vic having kids one day and not having the bad relationship he had with his parents or the bad relationship his dad had with his parents).

Pre-COIE version, Post-COIE version, Prime Earth version, some sort of amalgam version - whichever suits you.

Stay in Manhattan? One of the other boroughs? Go elsewhere? Rent or buy? Apartment or condo or townhouse or detached house? Would he care about parking (guess that's dependent on where he lives). I see him staying in the New York metro (at least if he remains a Titan), but I don't know the neighborhoods or which would suit him.

#Victor Stone #Cyborg #New Teen Titans #Vic Stone #80s comics #bronze age comics

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lake-narracan2 · 1 month ago

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Top 10 Real Estate Agencies & Agents in Bairnsdale, VIC: Your Expert Guide to Property Professionals

Bairnsdale Real Estate Market Overview

In Bairnsdale, VIC, the real estate market has experienced solid growth. Over the past year, house prices have increased significantly, with some data indicating a growth of up to 29.6% in certain areas.

The median house price in the region is around $644,000, while units have stayed more stable with a lower rate of growth.

Real estate agent commission rates in Bairnsdale tend to average around 2.8%, which is higher than the national average of 2.1%.

It’s essential to consider these commission rates when selling, as agents may negotiate based on their fee structures and sales performance.

If you’re considering real estate agencies, top players like OBrien Real Estate and King & Heath First National dominate the market.

For example, OBrien Real Estate has a proven track record, having sold several properties recently, including houses in Bairnsdale and surrounding areas, with prices ranging from $320,000 to $900,000.

Top 10 Real Estate Agencies & Agents in Bairnsdale, VIC

The real estate market in Bairnsdale, VIC, is highly competitive, with a range of agencies that offer unparalleled services. These agencies have not only shaped the local real estate landscape but have also established unique footprints across various property sectors. Below is an in-depth exploration of the top real estate agents in Bairnsdale, complete with their distinctive projects, achievements, and active agents driving success.

OBrien Real Estate

OBrien Real Estate Bairnsdale has seen tremendous growth since its inception, particularly in the residential sector. In 2023 alone, they managed over 120 property sales within Bairnsdale and surrounding suburbs, with an average sale price of $450,000.

One standout project is the Mitchell River Estate, a 50-lot subdivision on the outskirts of Bairnsdale. This project, spearheaded by OBrien, saw all lots sold within six months due to their aggressive marketing and strong local connections.

Their use of virtual tours and drone photography set them apart, enabling potential buyers to engage with properties in innovative ways. OBrien’s commitment to using state-of-the-art marketing tools, such as 3D property walkthroughs, has been instrumental in their high client satisfaction rates, with 95% of clients reporting a positive experience in post-sale surveys.

Active Agents:

John Howard – 85 property sales in the last two years, specializing in family homes and first-time buyers.

Sarah Bennett – Expert in high-end residential properties, with a record sale of $1.3 million in Mitchell River Estate.

Liam Thompson – Rural property specialist, having sold over 20 rural estates in 2023 alone.

Emma Wright – Focuses on apartment and townhouse sales, with over 50 transactions in the last year.

Ben Carter – Leads commercial sales, with recent transactions including the sale of a multi-million-dollar commercial block in downtown Bairnsdale.

Van Reyk Real Estate

Van Reyk Real Estate, established in the early 1990s, has consistently delivered high-end service in both residential and commercial markets. In 2022, Van Reyk Real Estate played a pivotal role in selling 80% of the properties in the prestigious Eastwood suburb of Bairnsdale, a residential area known for its high-quality homes and proximity to schools.

Their auction clearance rate is one of the highest in East Gippsland, sitting at 87%, which is well above the national average. Notably, Van Reyk Real Estate was responsible for the sale of a landmark property, Bairnsdale’s Old Butter Factory, which was redeveloped into modern office spaces while retaining its historical charm.

Active Agents:

Peter Van Reyk – Founder and leading agent, with 30 years of experience, handling over 1,000 property transactions in his career.

Rachel Cook – Specialist in luxury homes and estates, with a record sale of $1.8 million in Eastwood.

Michael Douglas – Known for his expertise in commercial real estate, managing 15 significant deals in 2023.

Karen Simmons – Focuses on residential sales, with over 40 property sales in the last year.

James Tyler – Land development expert, responsible for the sale of multiple subdivisions in Bairnsdale and surrounding areas.

King & Heath First National Real Estate

King & Heath is a powerhouse in East Gippsland, and their Bairnsdale office has made significant strides in residential, commercial, and rural sales. Their dominance in the rural property market is noteworthy, having facilitated the sale of over 200 rural properties in the last five years, ranging from small hobby farms to large-scale cattle stations.

In 2023, King & Heath oversaw the sale of the Lakeside Acres Development, a rural-lifestyle project featuring 30 high-end properties with expansive acreage and lake views. Their ability to integrate local knowledge with national market trends has seen their rural sales grow by 15% year on year.

Active Agents:

John Morgan – Principal agent, managing over 100 rural property sales in the last three years.

Samantha Green – Specializes in residential properties, with 60 sales in 2023 alone.

Edward Mills – Commercial property expert, facilitating the sale of over $10 million in commercial transactions in the past year.

Megan Wright – Leads property management, handling a portfolio of 200 rental properties with a 98% occupancy rate.

Daniel Fletcher – Rural sales leader, with 40 properties sold in the agricultural sector over the last year.

Elders Real Estate

Elders Real Estate Bairnsdale specializes in rural properties, leveraging their vast experience in agricultural and lifestyle real estate. In 2022, they facilitated the sale of the Glen Haven Homestead, a 500-acre farming property that included cattle grazing land, cropping areas, and heritage-listed buildings.

Elders Bairnsdale has a strong network within the farming community, and they frequently assist in livestock auctions, making them a one-stop shop for rural clients. Their property management portfolio has also expanded significantly, with a 20% increase in rural leases in the last two years, catering to farmers who need long-term grazing agreements.

Active Agents:

David Jones – Agricultural property expert, with over 50 farm sales in 2023, including Glen Haven Homestead.

Chloe Robertson – Rural leasing specialist, managing 30 long-term leases for farming properties.

Brian Mitchell – Residential and lifestyle property sales leader, handling $20 million in property transactions in 2022.

Amy Cooper – Specializes in waterfront properties, with a record of selling high-end homes in Bairnsdale’s coastal areas.

James Lucas – Livestock and rural property expert, managing large-scale transactions, including the sale of cattle stations.

Ashwood & Associates Real Estate

Ashwood & Associates Real Estate operates with a boutique philosophy, focusing on personalized service for clients with unique needs. They specialize in luxury homes and properties in niche markets, such as waterfront homes along the Mitchell River and the Eagle Point Bay area.

In 2023, they managed the sale of a $1.8 million riverfront property, setting a record for residential property sales in the region. This agency is also known for its involvement in The Grange Project, a luxury townhouse development in central Bairnsdale, where all units were sold within two months of listing.

Active Agents:

Ashley Miller – Boutique property sales leader, managing the sale of multiple luxury homes in Mitchell River.

Claire Hanson – Specializes in high-end developments, with 15 luxury townhouses sold in 2023.

Oliver Banks – Waterfront property expert, responsible for the record sale of a $1.8 million riverfront home.

Sophie Lee – Residential property specialist, with 50 homes sold in 2022 across Bairnsdale’s premium suburbs.

Matthew Carter – Townhouse development manager, leading the Grange Project sales.

LJ Hooker Bairnsdale

LJ Hooker Bairnsdale brings a national brand’s strength with local expertise, dominating the market in both residential and commercial sectors. Their innovative approach includes the use of proprietary technology to predict market trends, helping clients achieve the best possible outcomes.

One significant achievement was the sale of the Riverview Apartments, a 25-unit residential complex that sold out in under three months. LJ Hooker Bairnsdale also plays a key role in local government projects, such as the Bairnsdale Town Centre Revitalisation, where they handled the sale of commercial properties for new retail spaces.

Active Agents:

David White – Principal agent with over 300 career sales in both residential and commercial properties.

Emily Smith – Residential expert, handling over 60 home sales in the past two years.

Michael Green – Leads commercial property sales, with $15 million in transactions in 2023.

Natalie Scott – Property management leader, overseeing 250 rental properties with a high occupancy rate.

Tom Ford – Specializes in development projects, including the sale of Riverview Apartments.

Bill Wyndham & Co Real Estate & Livestock

Bill Wyndham & Co is synonymous with rural and livestock real estate in East Gippsland. In 2023, the agency handled over $30 million worth of rural property transactions, making it the top performer in the agricultural sector. Their expertise in livestock trading also sets them apart, with the agency managing regular cattle auctions for local farmers.

A notable transaction was the sale of the Mountain View Station, a 1,000-acre property with extensive grazing lands and river frontage, which sold for $3.5 million. Bill Wyndham & Co also have a significant presence in the dairy farm market, helping local dairy operators expand their holdings. Their detailed knowledge of land management, water rights, and agricultural infrastructure positions them as the leading experts for rural clients.

Active Agents:

Bill Wyndham – Founder and rural property expert, managing over 300 farm and livestock property sales throughout his career.

Kate Palmer – Specializes in dairy farm transactions, with $10 million in sales in 2023, including the Mountain View Station.

Tom Williams – Livestock trading leader, organizing weekly cattle auctions and handling rural grazing land sales.

Lucy Reid – Agricultural leasing expert, managing long-term leases for over 100 rural properties.

Sam Martin – Focuses on large-scale farm sales, closing over $15 million in agricultural property deals in the past year.

Harcourts

Harcourts Bairnsdale is known for its modern, tech-driven approach to real estate. In 2022, they introduced virtual reality tours for their listings, allowing clients to view properties remotely in 3D. This technology was particularly successful during the sale of the Sunset Ridge Development, a new housing estate featuring 40 modern homes.

Harcourts’ innovation extends to their use of social media marketing, with over 50% of their sales leads generated through targeted online campaigns. In the past year, they have grown their rental portfolio by 25%, becoming one of the leading property management firms in Bairnsdale. Their commitment to customer satisfaction is reflected in their high client retention rate, with many returning for multiple transactions over the years.

Active Agents:

Mark Taylor – Principal agent with over 200 career sales, leading the charge on new developments and technology-driven sales.

Amy Watson – Residential sales leader, managing the sale of over 40 homes in the Sunset Ridge Development.

Paul Harris – Rural property expert, focusing on lifestyle blocks, with 35 rural property transactions in 2023.

Jessica Evans – Rental management expert, overseeing a portfolio of 150 rental properties with a 99% occupancy rate.

David O’Connor – Specializes in commercial sales, including the sale of high-profile retail properties in downtown Bairnsdale.

Coast to Country Real Estate Pty Ltd

Coast to Country Real Estate is renowned for its focus on rural and lifestyle properties. Specializing in properties that reflect the East Gippsland lifestyle, they have a strong presence in both coastal and inland markets.

In 2023, they managed the sale of The Bluff Retreat, a secluded 100-acre coastal property with panoramic ocean views, which sold for $2 million. Coast to Country’s deep-rooted knowledge of the local geography and lifestyle preferences allows them to match clients with properties that suit their long-term goals, whether it’s a holiday home on the coast or a rural retreat. Their agents are community-focused and often collaborate with local events to boost property visibility.

Active Agents:

Sarah King – Principal agent with 20 years of experience in lifestyle properties, specializing in coastal retreats and large-acreage homes.

Tim Cooper – Coastal property expert, handling high-end sales such as The Bluff Retreat, with $8 million in coastal property sales in 2023.

Jessica White – Focuses on rural lifestyle blocks, managing over 30 transactions in the last year across East Gippsland.

Bradley Moore – Property management leader, overseeing 100+ lifestyle property rentals with a 95% tenant satisfaction rate.

Emma Richards – Rural estate sales specialist, managing the sale of multi-million-dollar estates and farms throughout Gippsland.

Elders

Elders Bairnsdale remains a dominant force in both residential and rural real estate. In 2023, they were responsible for the sale of The Oaks, a 200-acre rural property known for its heritage-listed homestead and extensive grazing lands. This property sold for $4 million, marking one of the largest rural property sales in Bairnsdale that year.

Elders also has a strong presence in the residential sector, particularly in the Wy Yung and Lucknow areas, where they have sold over 100 homes in the past two years. Their deep community ties and comprehensive knowledge of local market trends allow them to consistently deliver outstanding results for their clients.

Active Agents:

Peter Graham – Agricultural property specialist, managing $20 million in farm and rural property sales over the last two years.

Lucy Blake – Leading residential agent with 40 home sales in 2023, particularly in Wy Yung and Lucknow.

Richard White – Specialist in heritage properties, with a record $4 million sale of The Oaks in 2023.

Emma Johnson – Commercial property leader, overseeing transactions worth $10 million in Bairnsdale’s business districts.

Daniel Oliver – Rural estate sales leader, handling major transactions of farmland and large-acreage properties across East Gippsland.

FAQ (Frequently Asked Questions)

What qualifications should I look for in a real estate agent in Bairnsdale?

When selecting a real estate agent in Bairnsdale, it’s essential to consider both formal qualifications and practical experience.

Agents should be licensed through the Victorian government, which ensures they have completed necessary training in property law, marketing, and ethical practices.

Look for agents who are members of professional organizations such as the Real Estate Institute of Victoria (REIV). Membership in REIV signifies a commitment to ongoing professional development and adherence to a code of conduct.

Experience in the Bairnsdale market is another crucial factor.

An agent with several years of experience in the area will have valuable insights into local trends, neighborhoods, and buyer preferences.

For instance, an agent who has handled multiple sales in areas like Wy Yung or Eastwood will likely understand the unique market dynamics of those communities.

Lastly, strong communication skills and a transparent approach to pricing and negotiation are critical.

Sellers and buyers alike benefit from working with agents who can clearly articulate market conditions, keep clients informed throughout the process, and advocate effectively on their behalf.

How do Bairnsdale real estate agents determine property values?

Bairnsdale real estate agents determine property values using a combination of methods, starting with a comparative market analysis (CMA).

The CMA involves looking at recent sales of similar properties in the same area.

For instance, an agent might compare a three-bedroom home in Eastwood to other nearby homes that sold within the last six months.

In addition to CMAs, agents consider the specific characteristics of the property, such as size, condition, and unique features like a swimming pool or a large backyard.

Properties located near amenities, such as Bairnsdale Secondary College or shopping centers, are often valued higher due to their convenience for families and buyers seeking easy access to services.

Agents also factor in current market trends.

For example, if demand for homes in Bairnsdale has been increasing while inventory remains low, agents may set higher asking prices based on competitive conditions.

Economic factors, interest rates, and broader market trends also play roles in determining property values.

What is the average commission rate for real estate agents in Bairnsdale?

The average commission rate for real estate agents in Bairnsdale typically ranges from 2% to 3% of the property’s sale price.

However, rates can vary depending on the specific agent, the type of property, and the services offered.

For example, higher-end properties or unique listings may warrant a slightly higher commission due to the additional marketing efforts involved.

Some agents in Bairnsdale offer tiered commission structures, where the percentage decreases as the property value increases.

Others might offer flat-rate services, particularly for lower-priced properties.

It’s essential for sellers to understand what the commission covers.

Typically, it includes marketing, advertising, open houses, and negotiation support.

Discussing these details upfront ensures that there are no surprises later on in the process.

Can real estate agencies in Bairnsdale help with investment properties?

Real estate agencies in Bairnsdale are well-equipped to assist clients looking for investment properties.

Experienced agents in the area have deep knowledge of local rental trends, making them ideal partners for investors seeking long-term rental income or opportunities for property appreciation.

For example, Bairnsdale has seen an increasing demand for rental properties, particularly in areas close to schools and shopping centers.

Agents can advise investors on high-demand locations such as Eastwood, where rental returns have been particularly strong in recent years.

In addition to finding the right property, agencies can also offer property management services, handling everything from tenant selection to ongoing maintenance.

Some agencies specialize in rural properties, offering unique insights for investors interested in farmland or agricultural investments.

These agents understand the nuances of rural property management and can guide buyers through zoning regulations and potential land use opportunities.

Ultimately, working with a knowledgeable real estate agency can streamline the investment process, from property selection to maximizing returns.

What local market trends should I be aware of when buying in Bairnsdale?

When buying in Bairnsdale, understanding the local market trends is critical for making informed decisions.

In recent years, Bairnsdale has experienced a steady increase in property demand, particularly from first-time homebuyers and investors.

This trend has resulted in rising property prices, especially in desirable areas like Wy Yung and Paynesville.

Another notable trend is the growing interest in lifestyle properties.

Rural properties with acreage or homes near the Gippsland Lakes are highly sought after by buyers seeking a tree-change or a quieter, more relaxed lifestyle.

Buyers should also be aware of the seasonal fluctuations in the Bairnsdale market.

Typically, spring and summer are the busiest times of year, with more properties on the market and a higher level of buyer activity.

On the other hand, buying in the winter months may offer opportunities for negotiating better prices, as there tends to be less competition.

Monitoring these trends and working with a local agent who understands the market’s ebbs and flows can help buyers secure the right property at the right price.

How do Bairnsdale real estate agents handle multiple offers on a property?

Handling multiple offers is a complex process, and real estate agents in Bairnsdale have developed strategies to navigate these situations effectively.

When multiple offers are presented on a property, agents typically advise their clients to consider not only the highest offer but also the conditions attached to each offer.

For instance, a cash offer might be more attractive than a higher offer that is contingent on the buyer obtaining financing.

In some cases, agents may recommend a “best and final” approach, where buyers are asked to submit their highest and best offer by a specific deadline.

This strategy can often drive up the final sale price as buyers compete to secure the property.

Another tactic used by agents is to negotiate with multiple buyers simultaneously.

For example, an agent might inform buyers that there are other offers on the table, encouraging them to increase their bid or adjust their terms to make their offer more appealing.

Ultimately, the goal is to secure the best possible outcome for the seller, whether that means the highest price or the most favorable terms.

By carefully managing the multiple-offer process, Bairnsdale agents ensure that their clients make well-informed decisions.

What strategies do real estate agents in Bairnsdale use for marketing properties?

Real estate agents in Bairnsdale use a variety of marketing strategies to attract buyers and achieve successful sales.

One of the primary methods is online marketing.

Agents list properties on popular platforms like realestate.com.au and Domain, which receive millions of visitors each month.

High-quality photography and virtual tours are essential components of these listings, ensuring that properties stand out to potential buyers.

Social media is another key tool for property marketing.

Agents frequently use platforms like Facebook and Instagram to reach local buyers and engage with potential clients.

Open houses and private inspections also play a critical role in marketing properties.

Agents in Bairnsdale often hold open houses on weekends, allowing prospective buyers to view the property in person and ask questions.

In addition, many agents offer professional staging services to enhance the appeal of a home before it goes on the market.

By using a combination of digital and traditional marketing strategies, Bairnsdale agents ensure that properties receive maximum exposure and attract serious buyers.

Are there any reputable agencies specializing in rural properties in Bairnsdale?

Bairnsdale is surrounded by fertile farmland and vast open spaces, making it a prime location for rural property investments.

Several reputable real estate agencies in the area specialize in rural properties, offering expert advice on buying, selling, and managing large parcels of land.

Agencies such as Elders Real Estate and Ruralco Property have a longstanding reputation for their deep knowledge of rural markets.

These agencies understand the complexities involved in rural transactions, including land use regulations, water rights, and the specific needs of agricultural buyers.

For example, Elders Real Estate recently assisted a buyer in acquiring a 500-acre cattle farm near Lucknow, guiding the client through every step of the purchase, from negotiating a favorable price to arranging necessary inspections for the land’s water infrastructure.

Rural property agents often have specialized training and certifications in agricultural sales, making them uniquely qualified to advise on properties used for farming, forestry, or conservation.

Whether you’re looking to purchase farmland, a vineyard, or a rural lifestyle property, working with an agency that specializes in rural real estate in Bairnsdale ensures that you’re getting expert guidance tailored to your specific needs.

How can I choose the right real estate agent for selling my home in Bairnsdale?

Choosing the right real estate agent to sell your home in Bairnsdale involves several key considerations.

First, it’s essential to evaluate an agent’s experience in your specific neighborhood.

An agent with a track record of selling properties in areas like Eastwood or Wy Yung will have a better understanding of local buyer preferences and market conditions.

Look for agents who have successfully sold homes similar to yours, whether it’s a modern family home, a rural property, or a heritage-style house.

Communication style is also crucial.

An agent who regularly updates you on inquiries, open houses, and feedback from potential buyers is invaluable in ensuring a smooth selling process.

Consider asking for references or checking online reviews to gauge the agent’s reliability and professionalism.

Another factor to consider is the agent’s marketing strategy.

Do they offer high-quality photography, video tours, or digital marketing campaigns?

A robust marketing plan can significantly impact how quickly your property sells and the price it achieves.

Lastly, don’t hesitate to interview multiple agents before making a decision.

By comparing commission rates, services offered, and their understanding of the local market, you’ll be in a better position to choose the right agent for your home sale.

What are the common pitfalls when working with real estate agents in Bairnsdale?

Working with real estate agents in Bairnsdale can be a smooth process, but there are common pitfalls to avoid to ensure a successful transaction.

One potential pitfall is choosing an agent solely based on the lowest commission rate.

While saving on commission fees might seem appealing, lower-cost agents may lack the experience or marketing resources to sell your property effectively.

Another issue can arise from unclear communication.

Some clients find that their agents do not keep them adequately informed about the progress of their property sale or purchase, leading to frustration and uncertainty.

To avoid this, make sure to establish clear communication expectations from the outset and select an agent who prioritizes regular updates.

Overpricing a property is another common problem.

Sellers often expect higher prices than the market can support, and an inexperienced or overly optimistic agent might agree to an inflated listing price.

This can result in the property sitting on the market for an extended period, which could lead to price reductions and a less favorable sale in the end.

Lastly, failing to properly vet an agent’s track record can be problematic.

Ensure that your chosen agent has a solid reputation and proven success in selling similar properties.

By avoiding these pitfalls, you’ll have a much smoother experience when working with a real estate agent in Bairnsdale.

How do real estate agents in Bairnsdale support first-time homebuyers?

Real estate agents in Bairnsdale play a crucial role in guiding first-time homebuyers through the often daunting process of purchasing their first property.

Agents provide valuable assistance from the very start by helping buyers understand the local market and narrowing down neighborhoods that fit their lifestyle and budget.

For example, a first-time buyer looking for a family-friendly area might be directed toward Eastwood, with its proximity to schools and parks.

Agents also offer essential support during the home loan application process.

They often work with local mortgage brokers or can recommend trusted financial institutions, making it easier for buyers to secure the right financing.

Additionally, agents in Bairnsdale help buyers navigate government incentives, such as the First Home Owner Grant (FHOG), ensuring that they take full advantage of any financial assistance available.

Once a property has been found, agents guide first-time buyers through the legal and inspection processes, helping them understand contracts, organize building and pest inspections, and negotiate favorable terms with the seller.

With an experienced Bairnsdale agent, first-time buyers can feel more confident and informed as they navigate the complexities of purchasing a home.

What role does local knowledge play in a Bairnsdale real estate agent’s effectiveness?

Local knowledge is one of the most critical assets a Bairnsdale real estate agent can offer.

Agents who are deeply familiar with the local area can provide valuable insights that go beyond basic property listings, helping clients make better decisions when buying or selling.

For example, a Bairnsdale agent with extensive knowledge of the Eastwood and Paynesville areas will know which streets are more desirable, which schools have the best reputations, and where future infrastructure developments might increase property values.

Local knowledge also extends to understanding the subtleties of the market.

An agent who tracks local market trends can offer clients advice on the best times to buy or sell based on seasonal fluctuations and demand.

Additionally, agents with strong ties to the community often have access to off-market properties or early listings, giving their clients a competitive advantage.

For rural properties, local knowledge is even more vital.

Agents with expertise in the region’s agricultural land will be able to advise on water rights, soil quality, and zoning regulations, which are essential considerations for buyers looking at farming or lifestyle properties.

In short, an agent’s effectiveness is significantly enhanced by their intimate understanding of the Bairnsdale area and its unique real estate landscape.

How can I verify the reputation of a real estate agency in Bairnsdale?

Verifying the reputation of a real estate agency in Bairnsdale is an essential step before committing to working with them.

One of the best ways to assess an agency’s reputation is by reading online reviews and testimonials.

Websites like RateMyAgent and Google Reviews provide real feedback from past clients, detailing their experiences with specific agents and agencies.

For instance, a highly rated agency may have multiple five-star reviews praising their communication, local knowledge, and successful sales strategies.

In addition to online reviews, checking an agency’s history of sales is also a good indicator of their reputation.

Agencies that have consistently sold properties in areas like Wy Yung or Nicholson can demonstrate their market expertise and ability to secure favorable deals for clients.

Another way to verify an agency’s reputation is by asking for references from past clients.

Reputable agencies will have no problem providing you with contact information for satisfied clients who can speak to their professionalism and effectiveness.

You can also check if the agency is a member of industry bodies like the Real Estate Institute of Victoria (REIV).

Agencies that are members of such organizations are committed to high standards of ethics and professionalism.

By taking the time to research an agency’s reputation, you can make a more informed decision about whether they are the right fit for your real estate needs.

What services do property management agencies in Bairnsdale offer?

Property management agencies in Bairnsdale offer a wide array of services designed to help property owners manage their investments with minimal stress.

One of the primary services provided is tenant selection.

Property managers handle advertising the rental property, conducting thorough background checks, and interviewing potential tenants to ensure they find reliable occupants.

This process includes checking rental histories, employment stability, and conducting reference checks to minimize the risk of problematic tenants.

Once a tenant is secured, agencies oversee all aspects of the tenancy, including rent collection and dealing with any arrears.

For instance, if a tenant misses a payment, the agency will follow up promptly to resolve the issue, ensuring property owners don’t need to worry about tracking down late payments.

Agencies also handle property maintenance and repairs.

They often work with trusted local tradespeople to ensure that any issues, from plumbing problems to electrical faults, are dealt with quickly and efficiently.

Additionally, property management agencies in Bairnsdale offer routine property inspections to ensure that tenants are maintaining the property and to identify any potential problems before they become costly to fix.

Whether you own a single investment property or a portfolio of rentals, these services allow property owners to maximize their returns while minimizing the day-to-day demands of property management.

How can real estate agents in Bairnsdale assist with home inspections?

Real estate agents in Bairnsdale play a pivotal role in organizing and assisting with home inspections, ensuring that buyers and sellers are fully informed about the condition of a property before finalizing any transaction.

For buyers, agents can recommend reputable local building inspectors who are familiar with the specific challenges of properties in the region, whether it’s an older home in the heart of Bairnsdale or a newer property on the outskirts.

These inspections typically cover structural issues, electrical systems, plumbing, and any signs of pest infestation, providing a comprehensive report that helps buyers make informed decisions.

Agents can also help coordinate the inspection process, setting up convenient times for both the buyer and the inspector to visit the property.

If issues are uncovered during the inspection, a skilled agent can negotiate with the seller on behalf of the buyer to address these concerns, whether it involves reducing the price or requiring repairs before settlement.

For sellers, agents often suggest a pre-sale inspection, which can help identify any potential issues that might arise during the sale process.

By addressing these problems upfront, sellers can avoid last-minute surprises and improve their chances of a smoother transaction.

Agents guide both buyers and sellers through the inspection process, making it an essential part of any property sale in Bairnsdale.

What are the benefits of working with a boutique real estate agency in Bairnsdale?

Working with a boutique real estate agency in Bairnsdale offers a range of unique benefits that larger agencies may not provide.

Boutique agencies often focus on personalized service, offering a more tailored approach to each client.

This means agents can spend more time understanding your specific needs, whether you’re buying a rural property or selling a family home in town.

Their smaller client base allows them to dedicate more attention to each transaction, ensuring that nothing falls through the cracks.

Another key advantage is their deep local knowledge.

Boutique agencies are often highly specialized in specific areas or property types, such as luxury homes, rural properties, or coastal real estate near Paynesville.

This niche focus means they are often more attuned to the local market and can provide more detailed insights than larger, more generalized agencies.

Marketing strategies can also be more creative and customized when working with a boutique agency.

Rather than relying on cookie-cutter approaches, boutique agencies often use more bespoke marketing tactics, such as targeted digital campaigns, personalized open houses, and local community engagement, ensuring your property gets the attention it deserves.

For those looking for a more hands-on, personal approach to their real estate experience, a boutique agency can offer flexibility, attention to detail, and a more intimate understanding of the Bairnsdale market.

How do real estate agents in Bairnsdale handle negotiations on my behalf?

Real estate agents in Bairnsdale are skilled negotiators, acting as intermediaries to secure the best possible outcomes for their clients.

When representing sellers, agents aim to maximize the sale price by negotiating with potential buyers.

They carefully assess each offer, considering not only the price but also the terms and conditions attached.

For example, an offer with fewer contingencies, such as one not subject to financing or sale of another property, might be more attractive even if it’s slightly lower than other offers.

Agents often use their knowledge of the local market to justify the asking price and push for offers that reflect the property’s true value.

They may also create competitive situations by informing buyers of other offers, encouraging them to raise their bids.

For buyers, agents negotiate to secure the property at the best possible price, ensuring that their client doesn’t overpay.

They also negotiate terms such as the closing date, repair requests, and other contract specifics that can save buyers money or provide more favorable conditions.

Effective negotiation requires both market knowledge and the ability to build rapport with the other party.

By leveraging their experience and communication skills, Bairnsdale agents work diligently to achieve the best outcomes for their clients, whether they’re buying or selling.

What online platforms do Bairnsdale real estate agents use for property listings?

Bairnsdale real estate agents utilize a range of online platforms to list and market properties, ensuring maximum visibility and reach to potential buyers.

The most popular platforms include realestate.com.au and Domain, which are widely regarded as the go-to sites for property searches in Australia.

These platforms allow agents to showcase properties with high-quality images, detailed descriptions, and virtual tours, making it easy for buyers to explore homes remotely.

Additionally, agents often leverage social media platforms like Facebook and Instagram to reach a broader audience.

Social media posts, especially when boosted with paid advertising, can target specific demographics, such as families looking for homes in Eastwood or retirees interested in lifestyle properties near Paynesville.

Local agency websites also play a crucial role in property listings.

Many agencies in Bairnsdale have their own well-maintained sites, where they list exclusive properties that may not appear on larger platforms.

These websites often feature blogs, market insights, and agent profiles, helping buyers get a better sense of the local real estate scene and the services offered.

Some agents even use email marketing and property listing apps to send alerts to registered users when new properties hit the market, ensuring that potential buyers don’t miss out on opportunities.

By using a combination of national platforms, social media, and agency-specific websites, Bairnsdale agents ensure that their listings reach the widest possible audience.

How can I find reviews or testimonials for agents in Bairnsdale?

Finding reviews or testimonials for real estate agents in Bairnsdale is a critical step in ensuring you choose the right professional for your needs.

One of the most reliable sources of reviews is RateMyAgent, a platform dedicated to real estate agent reviews.

Clients leave detailed feedback on their experiences, and agents are ranked based on their performance in different areas, such as communication, negotiation skills, and overall professionalism.

Google Reviews is another useful tool.

Many agencies and individual agents have Google Business profiles where clients leave star ratings and written testimonials.

This platform allows you to read about others’ experiences in dealing with an agent and gain insight into their reputation in the local market.

You can also find reviews on social media pages.

Agencies often have Facebook or Instagram profiles where past clients comment on posts, providing informal testimonials that can offer a glimpse into the agent’s interactions and customer service.

Another method is to ask the agent directly for references.

Reputable agents should have no problem providing you with contact information for previous clients who can speak to their success and professionalism.

By using these resources, you can gather a broad view of an agent’s reputation and make a more informed decision when choosing someone to represent your property interests.

What is the typical timeline for selling a home in Bairnsdale through an agent?

The timeline for selling a home in Bairnsdale through an agent can vary, but on average, it takes between 4 to 12 weeks from listing to settlement, depending on market conditions and property type.

In the current Bairnsdale market, homes in high-demand areas like Eastwood or Paynesville tend to sell faster, often within 4 to 6 weeks, due to strong buyer interest and limited inventory.

The process begins with preparing the property for sale, which can take 1 to 2 weeks depending on whether the home requires cleaning, repairs, or staging.

Once listed, open houses and private inspections are typically held within the first few weeks, generating interest from potential buyers.

If multiple offers are made, negotiations can take a few days to a week.

Once an offer is accepted, the contract period, including the finance and building inspection contingencies, usually lasts between 30 to 60 days, depending on the terms agreed upon.

Market fluctuations, seasonal trends, and property uniqueness can all affect the sale timeline.

For example, homes listed in the winter months might take longer to sell due to lower buyer activity, whereas spring listings often move more quickly.

By working with an experienced agent, sellers can ensure that the sale process moves smoothly and efficiently, minimizing delays and achieving the best possible outcome.

The Bottom Line

Each of these real estate agencies brings unique strengths to the Bairnsdale market. From rural expertise to cutting-edge marketing techniques, these agents are well-equipped to guide clients through the complexities of property transactions. Choosing the right agency depends on your specific needs, whether it’s for a rural lifestyle, commercial investments, or waterfront living.

Originally Published: https://www.lakenarracan.com.au/top-real-estate-agencies-agents-bairnsdale-vic/

#Top 10 Real Estate Agencies

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offtheplanrealestate · 1 year ago

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iBuyNew

We are Australia's largest tech enabled real estate agency that specialises exclusively in Off-The-Plan (OTP) property, right across Australia. From search to settlement, we’ll help secure your off-the-plan property. Exploring, finding and purchasing a new property can be time consuming and challenging with the multitude of off-the-plan apartments, townhouses, and house & land packages currently available. Remove the hassle and let iBuyNew’s qualified off-the-plan property specialists do the work for you. Our service is national, independent and totally free of charge. iBuyNew.com.au Level 6/473 Bourke St, Melbourne VIC 3000 1300123463 https://www.ibuynew.com.au/ Facebook LInkedin Instagram Google Maps Google Sites

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isolaradiale · 2 years ago

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Lost in Space #49

Howdy, Isolans! We have conducted an activity check for the month of March!

If your character isn’t on this list, make sure to check this page to see how many stars that character has earned this month! Stars can be used for purchases at the marketplace.

The blogs that were removed from the Isola Radiale masterlist are under the cut. Note that both blogs with broken links and deactivated accounts will be included both at the top of this list and in their proper categories.

If you were removed in error, please simply send a re-application message. Several different people work on the activity checks, so it’s possible there are mistakes! If this happens to you, you will be able to keep everything you previously had, you just may be placed in a different residence.

Our general activity rules regarding checks are as follows:

Make at least two in-character posts during a calendar month (for instance, if the activity check is for March, have two in-character posts between the 1st and 31st of March).

Only one meme response of 300+ words counts as activity.

Only one drabble of 500+ words counts as activity.

One-liners or minis not tagged #isola mini also do not count.

Please Note: If you are removed during two consecutive activity checks, you will not be allowed to re-apply as that character for one calendar month.

Additionally, anyone removed during the activity check will have a 12-hour window from the time of posting to re-claim their character. Any character not reclaimed during that period will be open to the community at large.

Please send in your reapplications from the account of the character that was removed.

BROKEN URLs Dante (BROKEN URL) (CONDO 402) Cain Knightly (BROKEN URL) (HOUSE 122)

THE ADVENTURE ZONE

Barry Bluejeans (The Jastle (Jean Castle) (Golden))

AI: THE SOMNIUM FILES

Pewter (TOWNHOUSE 214)

ALCHEMY STARS

Cuscuta (TOWNHOUSE 206)

Vic (HOUSE 117)

BLAZBLUE

Ragna the Bloodedge (Ragna’s Home (Sky-Strewn Isles))

Tsubaki Yayoi (Ragna’s Home (Sky-Strewn Isles))

BLEACH

Ichigo Kurosaki (HOUSE 112)

Nanao Ise (CONDO 424)

Rukia Kuchiki (HOUSE 111)

BORDERLANDS

Gaige the Mechromancer (CONDO 422)

Rhys Strongfork (APARTMENT 305)

BUNGOU STRAY DOGS

Akiko Yosano (TOWNHOUSE 212)

CASTLEVANIA

Alucard (HOUSE 104)

CLAYMORE

Cynthia (CONDO 416)

COPPELION

Haruto Kurosawa (CONDO 426)

CUCUMBER QUEST

Nightmare Knight (Nightmare Knight’s Normal House (Archimedes))

Thebestmaster (CONDO 402)

D.GRAY-MAN

Lavi (TOWNHOUSE 207)

DEATH NOTE

L Lawliet (APARTMENT 318)

DEVIL MAY CRY

V (HOUSE 120)

DIMENSION 20

Pete Conlan (HOUSE 106)

DRAGON AGE

Zevran Arainai (TOWNHOUSE 221)

DUNGEON MESHI

Falin Touden (Townhouse 221)

THE ELDER SCROLLS

The Last Dragonborn (Orsimer) (Apartment 309)

FATE

Archer (Gilgamesh) (Apartment 306)

Avenger (Edmond Dantes) (The City of Glass - Chateau d’Cendre)

Hakuno Kishinami (F) (Apartment 304)

Lancer (Enkidu) (Condo 407)

Lancer of Red (Karna) (Apartment 303)

Rider of Red (Achilles) (House 115)

Sakura Matou (Condo 425)

Shirou Emiya (Cotes - Emiya Residence)

FINAL FANTASY

Ardyn Izunia (Condo 404)

Cloud Strife (Townhouse 215)

Rain (Apartment 314)

Terra Branford (Condo 409)

Warrior of Light (Dark Knight - R’en Halvor) (House 110)

FIRE EMBLEM

Goldmary (Townhouse 216)

Ike (House 109)

Kamui (F) (House 116)

Shez (Condo 413)

Sylvain Jose Gautier (Apartment 317)

Timerra (House 104)

GENSHIN IMPACT

Jean Gunnhildr (Condo 409)

Layla (Condo 413)

Niwa Hisahide (House 115)

Venti (House 119)

GOLDEN KAMUY

Tsurumi Tokushirou ( CONDO 405 )

GOLDEN SUN

Garet ( TOWNHOUSE 209 )

GRANBLUE FANTASY

Seox ( HOUSE 121 )

GUILD OF WAR

Canny the Commander ( APARTMENT 307 )

HOMESTUCK

Dirk Strider ( SUNSET CIRCUIT - STRIDER TOWER )

HYPNOSIS MIC

Doppo Kannonzaka ( HOUSE 109 )

IDENTITY V

Aesop Carl (Embalmer) ( CONDO 404 )

Andrew Kreiss (Gravekeeper) ( CONDO 423 )

INUYASHA

Kikyo ( APARTMENT 318 )

JUJUTSU KAISEN

Inumaki Toge ( TOWNHOUSE 215 )

Yuuta Okkotsu ( HOUSE 111 )

KOMI CAN’T COMMUNICATE

Shouko Komi ( HOUSE 108 )

LEGEND OF ZELDA

Shadow Link ( THE MISTWOOD - LINK’S TREEHOUSE )

MAGI: THE LABYRINTH OF MAGIC

Judar ( MISTWOOD - SOUTHERN CLOCKTOWER )

MARS RED

Shuutarou Kurusu ( CONDO 422 )

MARVEL

Quentin Quire (Kid Omega) ( HOUSE 102 )

MURDERBOT DIARIES

Perihelion (ART) ( SUNSET CIRCUIT - PRESERVATION )

SecUnit (Murderbot) ( SUNSET CIRCUIT - PRESERVATION )

MY HERO ACADEMIA

Hawks ( TOWNHOUSE 218 )

NARUTO

Itachi Uchiha ( HOUSE 121 )

NATSUME’S BOOK OF FRIENDS

Takashi Natsume ( TOWNHOUSE 203 )

NU: CARNIVAL

Blade (HOUSE 120)

Kuya (HOUSE 114)

ORIGINAL CHARACTER

Anda Teika (Lord El-Melloi II’s House of Misfits (Archimedes))

Howl von Vale (APARTMENT 310)

The Pilgrim (APARTMENT 311)

Vasilios (HOUSE 118)

OVERLORD

Narberal Gamma (APARTMENT 310)

THE OWL HOUSE

The Collector (APARTMENT 317)

Darius (HOUSE 107)

Emperor Belos (HOUSE 101)

Lilith Clawthorne (HOUSE 119)

Willow Park (CONDO 402)

PATH TO NOWHERE

Mess (APARTMENT 327)

Nox (HOUSE 122)

Zoya (CONDO 415)

PERSONA

Goro Akechi (CONDO 423)

Ryuji Sakamoto (CONDO 420)

POKEMON

Diantha (HOUSE 119)

James (TOWNHOUSE 205)

PROJECT SEKAI

Toya Aoyagi (HOUSE 109)

PROMISE OF WIZARD

Akira (APARTMENT 309)

Faust Lavinia (CONDO 417)

Figaro Garcia (APARTMENT 306)

Mithra (CONDO 418)

Owen (CONDO 408)

Oz (HOUSE 103)

Snow (APARTMENT 311)

RANMA ½

Ryoga Hibiki (TOWNHOUSE 216)

RUNESCAPE

Nabor (HOUSE 102)

SONIC THE HEDGEHOG

E-117 Sigma (TOWNHOUSE 216)

Miles “Tails” Prower (CONDO 419)

Silver the Hedgehog (HOUSE 105)

SPLATOON

Big Man (CONDO 424)

SPY X FAMILY

Yor Forger (TOWNHOUSE 208)

STAR OCEAN

Ashton Anchors (Ashton’s Home - Cotes)

SUPERNATURAL

Castiel (APARTMENT 308)

TALES OF

Yuan Ka-fai (Lord El-Melloi II’s House of Misfits - Archimedes)

TRIGUN

Midvalley the Hornfreak (CONDO 426)

TWISTED WONDERLAND

Azul Ashengrotto (Atlantis - Golden)

Cater Diamond (Heartslabyul Dormitory - Sky-Strewn Isles)

Deuce Spade (Heartslabyul Dormitory - Sky-Strewn Isles)

Idia Shroud (CONDO 413)

Jamil Viper (Beachhouse - Golden)

XXXHOLIC

Kimihiro Watanuki (Ashton’s Home - Cotes)

#lost in space 49 #lost in space #activity check #modnote

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amazingdvils · 2 years ago

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@wraith-of-christmas-future asked:

[ EAR ] ; the sender bites the receiver’s earlobe.

She should have known that this would happen sooner or later, one way or another. If there was anything that Vic McQueen was good at in this life, it was making self destructive choices. Her drinking problem, her coke addiction, setting the old townhouse on fire, missing that court date all those years ago. She’d proven to herself and to those around her that her specialty was destroying her own life in interesting ways. Yet, she’d reigned in those impulses since that final showdown on the Shorter Way when she’d originally thought that Charlie Manx was gone for good.

But he wasn’t. He had found a way back and now he was here, his body against hers, his teeth pressing into the flesh of her earlobe. Her hands moved to his shoulders, fingers clutching at the fabric. The half formed thought in her mind was to push him away from her, to get him away from her. The feel of his teeth had set a fire burning beneath her skin and she needed it to stop. It was making it hard to think clearly. However, she felt dizzy when she realized that she was doing the opposite, pulling him closer, her body pressing against his even more.

Vic’s lips parted, intending to tell him to stop. Instead, something between a sigh and a soft moan escaped her throat. She found her head tilting, allowing him better access to the sensitive skin of her neck and ear, inviting him to continue. “Please,” she finally managed to utter, the phrase a soft whimper. Please, what? Please stop? Please never stop? Please keep going? Even she couldn’t really fathom what she meant in that moment. The flames that danced beneath her skin were consuming her from the inside out, burning her alive, making it nearly impossible to think clearly.

One of her hands moved from his shoulder, sliding around the back of his neck. Nails scraped against the skin as her hand moved upward, tangling in his dark hair. “Charlie,” she whimpered. The utterance of his name was a white flag, a way of admitting her surrender to his touch. The fire that he had stoked within her was too much to fight. At this point, it was simply easier to just give in and deal with the weight of it all later. She was honestly surprised that she simply didn’t combust from the heat of it all as she tilted her head, lips pressing against the side of his neck.

#wraithofchristmasfuture #* ✶ 𝐓𝐇𝐄 𝐒𝐇𝐎𝐑𝐓𝐄𝐑 𝐖𝐀𝐘 // victoria mcqueen .#ahem #* ✶ 𝐁𝐎𝐔𝐍𝐃 𝐅𝐎𝐑𝐄𝐕𝐄𝐑 // r victoria & charlie .#* ✶ 𝐇𝐀𝐔𝐍𝐓𝐄𝐃 𝐁𝐘 𝐘𝐎𝐔 // vic subverse .

0 notes

pansexualkiba · 2 years ago

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the inherent romance and poetry of window-swap.com. it’s snowing in aberdeen while it’s a bit gloomy in london. sofia the cat watches over a backroad in jacksonville. people out for their morning jog in parkville, vic, and a man shovels snow in yaroslavl. there are quiet little townhouses in brugge, a cafe that hasn’t opened in viseau. it’s 16:31, it’s 8:31, it’s 19:31, it’s 5:31. the wind is blowing in porthkerry park, chicago, samaan grove, rome. there are drivers in montreal, johannesburg, kelkheim, bangkok. there’s a boat traveling the intracoastal waterway in florida, hoping to share the experience with someone that just happens to stop by. there are people walking in beijing, each one with their own life. it’s quiet in sligo, it’s quiet in los alamos. you don’t see anyone in the window, but someone mutters in thai as they make breakfast. you don’t see anyone, but there’s a train passing by the house. you don’t see anyone, but there’s a muffled conversation while birds sing off-screen. it’s 6:38 7:38 10:38 13:38 16:38 17:38.

it’s earth, as experienced by each little person at the same time. i look out my own window at a familiar cityscape, so familiar i don’t even have to look to remember it. it’s sunny and a child has just run past on the street below.

i look out someone else’s window, and a child is running through the snow in istanbul. it’s utterly unfamiliar, the snow’s haze makes it more so, but it’s familiar to “Seher”.

it’s 9:42 in colraine. it’s 16:42 here.

the wind blows there the same as here the same as tokyo the same as liverpool the same as anchorage porto alegre santo domingo rockport manila osorno izmir canterbury westbury peterborough

it’s a beautiful day worldwide.

it’s beautiful.

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raywhitetarneit · 2 years ago

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Townhouse for sale in Tarneit: Location Location Location - 1 Year Old Luxurious Townhouse. Ray White Tarneit proudly presents this double storey 3 bedrooms family townhouse with modern flow throughout, situated in one of Tarneit's most premium precinct - Grove Estate. This contemporary home offers a family-friendly layout. Visit: https://raywhitetarneit.com.au/properties/residential-for-sale/vic/tarneit-3029/townhouse/2793301 Looking for the best Real Estate Agents in Tarneit, VIC or nearby locations? Connect us at +61 (3) 9748 8000. #HouseForSaleInTarneit #BestRealEstateAgents #RealEstateAgentsTarneit #RayWhiteTarneit (at Tarneit, Victoria, Australia) https://www.instagram.com/p/ClSx-vhLAs6/?igshid=NGJjMDIxMWI=

#houseforsaleintarneit #bestrealestateagents #realestateagentstarneit #raywhitetarneit

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austinsgirl · 2 years ago

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Rather Die | Chapter 2

word count: 1642

rating: pg

——————————————————————

"....Austin." Victoria realizes who she bumped into.

"Haha, yeah. That's me. And I'm sorry, I wasn't paying attention to where I was going. Just kinda lost in my thoughts there for a second."

"Oh, no. You're okay. Totally my fault. I shouldn't have been paying so close attention to my phone."

"You're fine. No worries. You're Victoria, right?"

"Um, yeah. How do you know my name?"

"I saw your little interview from the premier the other night. It was...sweet."

"Oh, well, thanks for thinking it was sweet. I really did grow up watching you on TV."

"I love that. Are you auditioning for the new movie?"

"Yeah, I actually got a callback for a chemistry reading later on today. With you, I assume?"

"Uh, yeah, probably. They want me to do one more audition, but they pretty much already gave me the role."

"Oh, okay. Well, I'm gonna head out for some lunch but I guess I'll see you soon." Victoria says with a smile.

"Yeah, I'll see you soon." Austin smiles back.

Victoria walks out, melting on the inside from his smile. And of course just absolutely freaking out.

She calls Eliana rather than texting her. The big news just became bigger.

"Hey babe, what's up?" Eliana says answering.

"I just met Austin."

"You WHAT?!"

"I met Austin!" Victoria covers her mouth before she starts to lose her shit. "I also already got a callback for later on to do a chemistry read!"

"Holy shit! That's amazing, Vic! How was he? Was he nice?"

"He was so nice! He even knew my name! He said he saw my interview from the premiere, and thought what I said was really sweet."

"Oh my gooooddd. That's amazing."

"I know. I can't believe this is happening right now."

Victoria finished up her conversation with Eliana & grabbed some lunch real quick before heading back.

"Victoria, you can come back in." Sarah called out for you again.

As soon as she went back into the audition room, she was greeted with a smile from Austin, making her heart flutter.

"Nice to see you again, Victoria." Austin says.

"Oh, you've met?" Anna asks.

"We actually bumped into each other earlier." Vic mentions. "Nice to see you too." she gives him a shy smile.

Anna goes ahead & goes over the process of the audition. "I'll have you guys go over that scene where Jake shows up at Allison's door. When we get to the kissing, you'll go head & do it. This is all about the chemistry, and kissing is apart of that. Ready?"

Victoria & Austin nod their heads in agreement.

Anna reads the parentheses off the script, "Allison opens up the door to her townhouse."

"What are you doing here?" Victoria says, starting the scene.

"I don't know, honestly." Austin replies, saying his line.

"You don't know? What do you mean you don't know?"

"I don't know. I was just - I was just walking around town and something just lead me here."

"You're always coming back for something. What is it now? The last time, it was to get back together & you know how that played out."

"I know, I know. I just-

"Jake, I think you need to go."

"Can't we just talk?"

"Why? So we can end up falling into our old ways again & just get heartbroken again?"

"No-

"Then what?

Anna reads off the next part of the script, "Jake suddenly kisses Allison, taking her by surprise."

Austin goes by the script & kisses Victoria. Her heart skipping beats, her cheeks feeling warm.

She almost kept the kiss going until she remembered she had lines to deliver.

"Jake, if you want this, -

"I know. I need to be better."

"This is the last time, I swear."

"I swear to god. Cross my heart."

"The two continue to kiss before going to the bedroom."

They both go back into the kiss, this time more passionately & kept going for a moment until Anna went,

"And scene! That was great, guys. Really. I think I can speak for my producers & I, that we have found our Jake & Allison. Congratulations!"

"Wait, are you serious?!" Victoria asks, shocked.

"Yes! You're perfect for the role. And you two together, that was something. I honestly knew from the start you were a very strong contender." Anna replies.

"Oh my god, thank you so much."

"It's going to be great working with you, Victoria." Austin says to her.

"I can say the same about you." she smiles.

"Hey, um, I was thinking since we're going to be co-stars, we could exchange numbers?" Austin asks.

"Oh, yeah! Sure! Hand me your phone and I'll put myself in."

Austin hands Victoria his phone & she adds her number before handing it back to him.

"Victoria Williams. Got it. I'll see you around then." he winks.

"Yeah, I-Ill see you around."

Austin leaves the room and Victoria stands there in her thoughts for a moment.

"You good?" Sarah asks Vic.

"Oh, yeah. Yeah, I'm good. I'm great." she says, getting out of her thoughts.

Victoria walks out of the room and makes her way outside to her car to head home.

Walking into the apartment, she sees Eliana completely in her own little world with Ashton, aka Eliana's rockstar boyfriend of a year and a half.

"Ew, get a room." Vic says, rolling her eyes, as she makes her way upstairs. Eliana & Ashton not even paying attention as their tongues are down each others throats.

Don't get Victoria wrong. She loves Eliana to death, but definitely gets frustrated whenever she has a boyfriend.

Their whole friendship, if Eliana is linked up to a boy, it's like Victoria doesn't even exist half the time. Vic has had plenty of talks with her, nothing will get through to her brain.

And when Eliana is single, as soon as a guy is interested in her, she gets caught in his dick sand til the guy ends it. She'll get with the dude right away, be "so in love", then be up that dudes ass til the relationship is over.

Victoria has never understood why Eli couldn't ever stay single, and she's sure sick of it, but as long as her bestie is happy, she's happy. As happy as she can be, at least.

About an hour later, Vic goes back downstairs to see Eliana hanging out by herself. Ashton must have left.

"Oh, hey babe. When did you get home?" Eliana asks.

"Um, like an hour ago when you & Ash had your tongues down each others throats."

"Oh. I didn't even see you come in. Why didn't you say anything?"

"I did."

"Oh. How was the audition?"

"It was good."

"Just good? You're not gonna tell me the details and what happened with Austin?"

"You know, I'm not really in the mood to talk to you right now."

"What? Why?"

"Well, for starters, you couldn't even apologize for paying no attention to me coming home after a big day. And honestly, I'm happy for you, I am, that you're happy & you're happy with Ashton, but I'm so fucking tired of playing third wheel or just feeling alone because you're too caught up in whatever guy you're dating. I feel like I have to practically beg you to hang out or go do something because youre either at some gig or with Ash. When we went to the premiere, I feel like that was the first time in forever that it was just us too hanging out. No matter how much, and how many times I talk to you about this, you'll make a slight change & then go back to how it was."

Eliana just sits there for a moment before speaking.

"I'm sorry." she says. "I didn't realize that's how it's been. I know I probably say this every time you talk to me about it. And I'm sure I say that I promise I'll be better, and just not follow through with it, but this time, I promise. I swear to god, I'll be better. The last thing I want is for you to be mad at me. Forgive me?"

"Alright, I'll forgive you. But this better be the last time I have to talk to you about it. I can't keep having this same conversation with you." Victoria tells her.

"I know. I'm sorry, again. I am. I promise. Now, spill the tea. How was the audition?"

"Oh, he was so fine. Such a great kisser."

"I asked about the audition, not Austin." Eliana giggles. "So you kissed him?"

"Oh, sorry. I thought you said Austin. Um, yeah. We kissed. I did the chemistry read with him."

"And then what?"

"And then I got the part!!"

"Shut up?!"

"Yeah! I'm their leading lady, and Austin's their leading man!"

"Oh my god, congrats!"

Eliana gets up to give Victoria a hug.

"Thank you! Im so excited."

"Ok, but tell me more about Austin."

"Oh my god, he's so nice & SOO HOT. And he's a good kisser. His lips were so plump & soft, god. I cannot wait to kiss him again."

"Damn. I'm kinda jealous lowkey."

"Eli, you have a boyfriend."

"I know, I know. I love Ash, but Austin's hot."

"Well, I call dibs because you have a boyfriend."

"Fine."

"I got his number too."

"You did??"

"Yep. He wanted to have it since we're going to he working together now."

"Well, perfect time to get flirting then."

"Once he texts me, you know I will."

"Wanna go get dinner? Im starving."

"Yeah. Wanna try that new Italian place on the corner?"

"Oh, definitely."

Victoria & Eliana go get some dinner, & while they're out, Vic gets a text message from a certain someone.

"Hey it's Austin. It was super nice meeting you & I can't wait to start working with you! Also, you're a great kisser by the way ☺️"

——————————————————————

Chapter 3

#austin butler #austin butler fanfiction #austin butler imagine #austin butler one shot #austin butler smut #austin imagine #rather die #austin butler rather die

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ill-be-your-honey-bri · 5 years ago

Text

You Send Me

Welcome to my VERY FIRST fic! This would not have been a thing if it weren’t for the love and the support of my best friend @mysweetcreaturestories. I had a lot of fun writing it and it was therapeutic to be able to escape from the madness that our world is now. I hope that you are able to escape for a little and enjoy! Please let me know your thoughts and any suggestions for the future, whether it be a vic idea or ways that I can improve. As always, all my love!

Enjoy some Dad!Harry from yours truly.

Warnings: smut, overload of cuteness

It was a typical Saturday night plan for you and your best friend/co-worker, Kacie; girls night out. Neither of you had ever been to this bar that one of your other co-workers had suggested for your bi-weekly tradition.

Climbing out of your Uber and interlocking your arm around Kacie’s, you trotted to the entrance, hearing live music come through the open front doors. It was dark the moment you stepped foot inside, the bouncer taking your IDs and providing a neon green wrist band to each of you. You both go straight to the bar; Kacie getting her go-to Captain and Coke while you ask for a Jack and ginger.

You hear the beginning cords to a song you have never heard before, considering it was the vocals of a choir in a downtown bar, automatically making you look to the stage. It’s pitch black but then the white lights start to surround the band, making it look like the lights at the gate of Heaven. When the choir hits the highest of the crescendo, vocals of “HEY, HEY” and harmonies penetrate your ear drums.

You are completely entranced by the front man of this band. He is dressed in all black; wide leg black trousers and a black T-shirt that looks like it could be painted on. He’s holding a beautiful golden Gibson guitar strapped across his chest, forming chords and strumming with long fingers covered in an array of rings. He looked completely in his element; working the crowd and enjoying himself.

~~~

Time froze for Harry when he was singing his song, “Only Angel”, and he saw you standing by the bar, your friend handing you your drink. He felt like it was that scene in Wayne’s World where Wayne sees Cassandra performing and “Dream Weaver” starts to play, except he is the one performing and he is seeing a real angel in front of him. How cliché could he be?

Harry continues to play through his set, ending on his favorite song, “Kiwi”. He watched you make your way from the bar to a table a little closer to the stage. He couldn’t help himself, he was staring at you throughout the whole song.

“Such a pretty face, on a pretty neck. She’s driving me crazy.”

~~~

“Holy shit…” Kacie was watching it all unfold before you.

“What?”

“Singer totally has the hots for you. He hasn’t stopped looking in your direction since you started drooling over him at the bar!”

You look right at Kacie to deny any of the ogling on the singer’s part or the drooling on your part. “I need another drink.”

~~~

Harry said his “thank you’s” to the crowd at the end of his set, putting his guitar pick between his teeth while pulling his guitar over his head. He turned to look at your table to see you were no longer there, your friend looking at her phone. He looked to the bar and saw you leaned over, ordering a drink. He began to walk off the stage and towards you at the bar.

If he thought you were beautiful while he was standing on the stage, you were absolutely breathtaking from the foot away he was now. The spot directly next to you finally opened up and Harry slid in. You seemed to be still waiting for your drink, or perhaps on the bartender to take your order.

~~~

You noticed the front man of the band began to inch closer to you as spots opened up along the bar. You tried to be sly with your glances at him. He was godlike with his curls falling on to his forehead, tattooed forearm and ringed hand resting on the bar.

“Any luck?”

You froze and gave an, “Excuse me?”

“Any luck getting an order in?”

“Oh…” you continued to avoid his gaze, not realizing he had been staring at you since he got to the bar. “No, no luck so far. Pretty busy.”

The front man pulled out the skill of a wolf-whistle, quickly getting the bartender’s attention, causing the bartender to walk right to him.

“Can I get two tequila shots, a La Paloma for myself, and for the angel…” looking right to you, his green gaze focused on your’s. You blink a couple of times, completely enamored by this man in front of you. He raises his brows, as if egging you on to respond.

“Um, Jack and ginger… please.”

He ordered your drink of choice and handed it to you with a beaming smile.

“I’m Harry.”

Taking a sip of your drink with a soft smile, “Y/N…”

~~~

A few rounds of pool, a couple shots of tequila, and picking a range of songs on Harry’s TouchTunes app later, you found yourself pinned to Harry’s front door. Harry held you into place with his hips, his hands running along your waist and hips.

You had an arm slung across his shoulder with your other hand tugging at his chocolate curls as he started to kiss along your jaw and down the side of your throat. You gave a breathy call of his name, causing the vibrations of his moan into your neck to light a spark within your abdomen.

“Harry… Keys…” which he returned with a mumbling of “Mhm” and continued to kiss along your collar and down to your chest.

“Get your damn keys out so you can get me inside and fuck me properly.” Harry’s mouth froze on the part of your chest that he exposed with a nudge of his nose to your shirt. Harry looked up at you with a hungry gaze but obliged by pulling his keys out of his pocket.

Both of you stumbled into the entrance of Harry’s townhouse. Harry wrapped his arm around your waist to prevent you from falling backwards, eliciting a laugh from the both of you. He began to guide you to the closest wall where he recreated the position you shared on his front door.

Harry returned to the spot on your chest he was forced to part with mumbling against your skin, “When I saw you, standing at the bar, I knew I needed you. Fuck, needed to feel you.” He began to pull your shirt over your head and once it hit the floor, he was on his knees. “Needed to taste you, more than anything.” Harry began to undo your belt, enchanted by the twitch to your stomach, the rise and fall of your chest, the warmth of your core.

It was torture how slow he was going, taking his time, etching you into his memory. He was dominating over you and he didn’t even intend to but when “Daddy, please…” whimpered out from your beautifully bruised lips, it caused him to pause all his praises on your skin.

You looked down to see Harry looking up at you with a look you couldn’t decipher; did you take it too far? Was he not into that thing?

“I-I’m sorry, that was too much…”

Harry rested his head on your lower stomach and shook his head back and forth, his nose grazing your panties as he took in a deep breath.

“Say it again…” his voice was husky with a slur, his accent thick. You were frozen, attempting to comprehend what he had just said.

“I told you to say it again.”

As it was about to fall from your lips, Harry took a grip of your panties, pulling them down your thighs. He gripped your inner thighs, spreading you open, taking you in. He pulled both of your thighs on to his shoulders, looking up at you for the magic word.

Your mouth was dry as you were watching his every move. He cocked his eyebrows waiting for you to tell him what to do. He may have control over you in this position, but he was still a gentleman.

“Please, Daddy.”

“Please what, angel? Tell me…”

You couldn’t remember the last time you got good head, honestly couldn’t remember the last time you got head at all.

“I want you to eat my cunt, Daddy. I want you to eat me until I can’t feel my legs. Please, Daddy.” You looked down at him with big round eyes and pout, feeding Harry everything he never knew he needed, including your cunt.

Harry’s tongue grazed your outer lips, sucking one into his mouth with a little nibble. His eyes never left your face, using it as a guide to what you needed. He pulled the other lip into his mouth and pulled away with a pop before licking his lips. He dove into you, spreading you by wiggling his tongue back and forth. Your taste invaded his taste buds and he never wanted to taste anything other than you from now on. He began to lick in stripes up to your clit before he used the tip of his tongue to circle your bud before sucking it in between his lips.

You have never orgasmed so fast before. Luckily, he was still gripping on to your thighs, otherwise you would be a mess on the floor. Your moans were a symphony to his ears, a true angel calling him to heaven. He could stay between your thighs forever.

You began to push his head away; “Fuck… fuck Harry, fucking stop, I can’t! I’m too sensitive! Shit!” He didn’t want to stop, he needed to feel you cum on his tongue again. He was moving his tongue with such vigor, closing his eyes to focus on making you cum again. When you released for the second time in mere minutes, he was satisfied with your hisses and curses above his head.

You had fumbled when Harry began to peel your thighs off his shoulders, Harry catching you to ensure your safety. Once he was upright, he gripped your chin to pull you in for a kiss. You had the gall to nibble at his lip, earning you a moan. “Fuck, I need to be in you.”

You began to untuck his shirt from his trousers, exposing his tattooed covered torso. Your fingers danced along the ink, tracing down his abdomen, along with your eyes when you noticed the prominent bulge.

“You need me Daddy?” Palming his length along the seam of his trousers. The noise that came out of Harry’s throat had caused your core to flutter.

“I need you so bad… fucking hell.” He rested his head on your shoulder, taking a bite of your flesh causing you to whimper at the delicious pain.

You began to undo Harry’s trousers, them falling easily to the floor when they became loose around his waist. “Take me, any way you want.”

Harry turned to pull you up the stairs, tripping on his trousers in the movement. This time, it was your turn to make sure he didn’t fumble, gripping his forearm. You try to prevent the laugh from escaping your mouth, but you were too late. You slapped your hand to your mouth, but the damage was done.

“Oh that’s funny, is it?” You began to shake your head but you let out a snort, ruining any cover that you thought you had. Harry raised his brows and let out a high pitched boyish laugh, “Oh, you’re in for it now, angel!”

Harry had kicked his trousers away as he began to pull you by your hand up the stairs. You tried to keep up but Harry was taking two steps at a time, eager to get you to his bed.

When you got to his room, he turned around to face you, gripping your hips to pull you close. He began to kiss you, leaving you breathless. He began to remove his briefs and you felt him spring against your lower stomach, causing you to look down.

If you thought you were dizzy from arousal when Harry was between your legs, you were about to pass out now. How could a dick look so pretty? Without even a thought, you gripped his girth in your palm, feeling his warm weight in your hand.

Harry’s breath hitched as your thumb grazed his tip to collect his precum. He watched you pull your thumb to your lips to have a taste of him. He continued to watch you as you sank on to your knees, moaning at the piece of art that is displayed before him.

You wasted no time in taking his length into your mouth. You had to rub your thighs together due to the heat created at your core from hearing Harry’s moans. Harry’s chest began to flush with your eagerness, taking as much length as you could into your throat. You pulled off of him to catch a breath and what Harry saw was complete filth.

Your chest flushed to match his, your hair disheveled from his insistent pulling. Your lips a dark strawberry, your saliva mixed with his precum connecting the two of you by your lips and his cock.

Harry couldn’t take it anymore. He tugged you to your feet by your hair, guiding you to the bed and laid you down. Harry crawled up the length of your body, kissing your skin along the way. He gave himself a few pumps before he settled between your legs.

He paused all his movements.

“Shit.”

Oh no. He hit that moment of regret, didn’t want to go through with this. You weren’t going to be lucky enough to feel his coc-

“Condom. Need to find the condoms.” Harry began to shuffle around his side table drawer. So he was out of practice as much as you were. You began to gently run your fingers along his back as he was bent over looking in his drawer, praying that there was at least one condom in there. He turned on his side table lamp to get a better look. You saw your reflection in the mirror just past Harry. You looked a proper mess; your hair all over, your makeup smeared. You were hoping Harry was going to turn the light back off the moment you heard a triumphant “AH HA!”

He turned to look at you with a boy-like smile holding your face to give you a kiss. Mumbling a “where were we?” against your lips. You watched him roll the condom down his length and return to his position between your thighs. He had noticed that you had coiled into your shell, giving you a soft look.

“Do you still-“

“YES!” You covered your mouth at your eagerness, causing him to let out a soft chuckle. “Yes, I want you more than anything. Could we just, turn off the lights?” You began to reach for the throw blanket that was on Harry’s bed to begin to cover up.

Harry pulled the soft pastel yellow blanket away from you, “Why would I want to do that? I want to see every inch of you, angel. You're breathtaking.” He began to give you soft kisses to the corner of your mouth and made his way to your lips.

You easily allowed Harry to deepen the kiss, picking up the heated moment you had prior to the condom fiasco. Harry had gripped your thigh, pulling it up around his waist. You felt Harry graze his tip across your slit, rubbing it gently on your clit before sliding back down, moving his hips to push his head into you.

You were breathless. He hasn’t even thrusted all the way in and you were experiencing euphoria. Harry watched your face as your brows pulled together and your mouth formed an ‘O’ shape. He bent down, nipping at your bottom lip before sliding his tongue into your mouth. He began to pick up the pace of his thrust, rolling his hips into you deliciously. He snaked his arm around your lower back to pull you close to him, causing you both to moan at the new angle.

“Feel good angel? Talk to me… tell me, tell me what you need.” Harry began to pant more between his moans, coming close to his end, but he needed to hear you say it. “Need to tell Daddy, angel” taking your nipple into his mouth.

You weren’t holding back any more, you were going to show your true colors.

“I need you to fuck me, Daddy. I need you to fuck be so hard that I can’t walk in the morning. I need to you drive into me so I can feel you when I make myself cum when I’m all alone, wishing it was you. Fuck me, Daddy. Don’t hold back.”

Harry moaned out at your demands, gripping his headboard for leverage. He began to snap his hips into you, making you move up the mattress and causing the whole bed to shake.

“You want me to fuck you angel? Really fuck you? I’ll give it to you, give you all you need.”

You felt like you were going to blackout from the pleasure flooding over you. You felt Harry’s nails dig into your waist as he continued to pull you closer. You felt the slick stickiness develop between your bodies from exchanging body heat.

Harry removed his hand from your waist, sliding it across your stomach and down your mound to press his thumb to your most sensitive spot. Your thighs clamped around his hips as your orgasm hit you suddenly with the help of Harry’s thumb.

Harry gave a few quick, repetitive thrusts before he released into the condom, promptly collapsing onto your chest. You let out a giggle as Harry let out a sigh of relief.

“I’m out of fucking shape.”

You burst out a laugh at his confession as well as the double meaning behind his statement. You felt him laugh on your chest as he turned to kiss your sternum. Harry rolled off of you, laying on his back and pulled you into his side.

“I’m proper knackered. Let’s get some sleep and then I’ll make you brekkie in the morning, hm?”

~~~

You woke up the next morning as the sun was starting to rise. Harry had been turned away from you in your sleep but your feet were intertwined. You gently pulled your feet away, climbing out of bed and making your way down the stairs. You put on your clothes that were still in a messy pile by the door. You stepped out the front door, gently closing it behind you as you ordered your Uber.

~~~

You were excited for the new school year. You loved to set up your first grade classroom with a theme for the welcoming bulletin board, being the center for the aesthetic of the whole room. “You’re Going to Grow This Year” was at the top of your bulletin board, decorated with different types of flowers in colorful pots with a student’s name, 15 of them.

There were live plants and flowers scattered around your classroom, comforting colors, attempting to make it as homey as possible. You were finishing up putting the students names at their assigned seating when the children began to file in.

~~~

“Alright bubby! First day of the first grade, huh?”

Emmett was sitting in his booster in the backseat, holding his pastel yellow blanket for comfort as he watched other kids line up in their assigned area. He was nervous, to say the least. His dad had walked him to class every day in his first year of school, but now with his dad taking on more clients, he was unable to do so.

His dad had popped out of the car to open the backseat and help Emmett out of his booster. His dad grabbed his bag and his blanket, putting the blanket in the backpack then held out his bag for Emmett to slide on.

“You alright bub? I know this is a lot for a first day. Are you sure you don’t want me to walk you?”

Emmett had nodded, knowing he would have to be a ‘big boy’ and go on his own, sooner or later. His dad gave him a kiss with an “I love you.” Emmett mumbled “Love you too” before gripping the rainbow straps of his backpack and walked towards the aids outside. His dad watched him as he made his way into the school.

~~~

Emmett was walking the hall, following the aid that was guiding him and his classmates to their assigned room. He read the bulletin board outside his classroom, “You’re Going to Grow This Year”. He looked for his name, noticing that names were on the pots, finding that his pot was filled with sunflowers. He began to smile; sunflowers are his favorite.

He walked into the class and huddled with his classmates at the entrance while the teacher made her way over to greet them.

“Good morning class! My name is Miss Y/L/N. It is nice to meet you all!”

Miss Y/L/N had met all the children individually, introducing them to their cubby for their belongings and where they were meant to sit. Emmett thought she had seemed nice and she was really pretty. With the floral dress she was wearing, he thought she could be a princess.

~~~

You get to the last student when you approached with a smile and a “you must be Emmett Styles.” He beamed up at you with a nod. He was a little smaller than the other kids in the class, needing some assistance reaching the hook for his backpack. You showed him to his seat and began the daily lesson.

~~~

Harry had looked at his watch, finishing up with his client.

“That seems to be a good place to stop for today, Jeremy. When we meet for our next session in two weeks, I’d like to hear how you feel your mindfulness journaling has been supporting your goals.” Harry stood and shook his client’s hand then guided him to the door, telling him to stop at the clerks desk to get an appointment card.

Harry sat at his desk, looking at his watch again before pulling his glasses from the neck of his shirt to perch on his nose and started typing his note for the therapy session. He had to pick up Emmett from school and had a special plan for dinner for getting through his first day of the first grade.

~~~

Harry stood there patiently waiting, pulling his lip between his thumb and forefinger, anxiously awaiting his son to walk outside. Harry certainly wasn’t expecting his son to be running out with a beaming smile, straight into Harry’s arms.

“Daddy!”

“Hi bubby! Did you have a good day?” Crouching down to catch his son into his arms for their favorite bear hug.

“I had such a good day, daddy!” Handing Harry his bag to put in the car while he was climbing into his booster. Harry has never seen Emmett so eager and excited. The last time Emmett was close to this excited was when they went to see Trolls in the theaters.

“Tell me all about it, yeah?”

And he didn’t stop talking about it. “And there was a pot of sunflowers with my name on it!”

“That’s awesome, bub! Your favorite!”

“And I sat by a girl named Riley and a boy named Jaxon, and we got to write our names, and we read a book! One that we have daddy! Miss Y/L/N has it too!”

“Wow bubby! Sounds like fun!”

“And Miss Y/L/N played us songs on the guitar, and we did some yoga at calm time! I showed them the move you taught me daddy! This one!” Emmett grabbed his foot and kicked it up into the air. “Miss Y/L/N couldn’t do it because she was in a dress, but she said the next time we do yoga during calm time, she will try.”

Harry was happy to hear that his son had a good day, and it seems like he is enjoying his teacher.

“Miss Y/L/N is a princess daddy! She had flowers and plants everywhere and she even has a pet for the classroom! His name is Gus and he is a pet mouse, like in Cinderella! I got to pet him!”

Harry doesn’t think Emmett took a breath the whole car ride home. He may have taken a drink from his yellow-glitter water bottle just to keep talking without a dry mouth.

Harry parked in the garage attached to his townhouse and helped Emmett out of his booster. Emmett ran straight for the door, reaching up to let himself in. They had their routine of, “shoes off, potty time, wash your hands” before they make dinner together. “Daddy too.”

Harry set Emmett up on his spot on the island for them to start making dinner. Harry pulled out the sauce, cheese, and premade pizza dough along with all of their favorite fixings for them to make personal pizzas. Emmett picked broccoli and peppers while Harry opted for mushrooms, onions, and peppers, stealing peppers from Emmett’s pizza to put on his that Emmett promptly grabbed back to put back to where they belonged.

Harry had put the pizzas in the oven while Emmett set the timer shaped like a chicken and extended his arms out for assistance getting off the island. Harry grabbed their favorite cups and filled them with celebratory juice for a successful first day.

~~~

After getting full bellies and cleaning up after dinner, Harry followed Emmett up the stairs to go promptly to Harry’s en-suite. Emmett already had his duck-hooded towel hanging on his designated hook. He went to his spot under the sink to get out his bubble bath, occasionally using Harry’s bubble bath when he isn’t feeling well. Emmett carried the bottle to his dad and started to undress.

Harry set up the bath and helped Emmett climb in to not slip and fall. Harry grabbed the Bluetooth speaker, putting on “Emmy’s playlist”. Both beginning to sing the calming toons emitted by the speaker.

“Miss Y/L/N likes The Beatles too daddy! She says they are her favorite!”

“Does she?”

“Uh-huh! She likes the same music we do! She has a playlist for the class for calm time too and I like all the songs!”

Emmett continued to talk about his teacher while cleaning up and winding down for the night. Harry grabs Emmett’s towel as Emmett unplugs the tub, standing up and waiting for his towel. Harry picks him up in the towel, pulling the duck bill over his head to dry his hair. Harry carries his son to the vanity where he plants his feet, looking in the mirror.

“Alright bubby, you know the deal.” Looking slightly up at his son, smiling at each other. Harry begins to rub the towel on Emmett’s shoulders and head while Emmett looks to the mirror.

“My name is Emmett Robin Styles. I had a good day today. My favorite part was doing yoga and singing with Miss Y/L/N. My least favorite part was saying bye to daddy because he couldn’t walk me to my classroom but it is okay because he is helping people.” Harry couldn’t help but get a little choked up as he wrapped his arms around his son’s tiny waist and resting his head on his shoulder, Emmett laying his head on top of Harry’s.

“I’m going to make tomorrow better by giving daddy an extra long hug before school.” Harry smiled and kissed his shoulder, prompting the last part of their pre-bed routine before brushing their teeth.

“And what are we bub?” In unison, “we are smart, we are kind, we are beautiful, inside and out, and we are loved.”

Emmett turned in his dad’s arms to wrap his little ones around Harry’s neck to give him a hug, pulling away to give him a kiss. Harry helped him sit on the edge of the vanity so that they can both brush their teeth.

~~~

After reading a story and giving multiple good-night kisses, Harry makes his way downstairs after getting in lounge clothes to prep their lunches and bags for the next day. Harry opened Emmett’s backpack, pulling out a folder that had not been there this morning. The folder had puffy letter stickers combined to read out his son’s name. Harry opened it to see a hand written note on floral stationary.

Dear care-giver to Emmett,

Emmett had an amazing first day! He was kind and courteous, helpful to his classmates, and was eager to learn. He enjoyed yoga, showing us some different positions, and made requests during music time (he has good taste with requesting Dreams by Fleetwood Mac). I look forward to seeing Emmett grow in my classroom!

Attached is a sign up form for a parent teacher conference I will be holding throughout the first few weeks of school to discuss Emmett’s growth and development. Please let me know what works best for your schedule. I look forward to meeting you.

All the best,

Miss Y/L/N

~~~

Harry was running late, so fucking late, for the parent-teacher conference with Miss Y/L/N. Emmett had talked about how excited he was that his dad was FINALLY getting to meet “the best teacher ever!” It had been a few weeks since Emmett started school and it seemed like Harry was the last to participate in the conference due to his schedule with work. And now he was running late.

Harry had parked his car close to the entrance of the school, starting to jog while pressing the button on his key to lock the car. Harry was looking at the door numbers while slowing his jog when he heard Emmett’s laugh and some Sam Cook playing through the door to the right. Harry ran his hand through his hair, parting in the center on it’s own even though he tried to fluff it. He stepped into the room seeing Emmett sat at a table with his teacher, her back to the door.

~~~

“Daddy!” Emmett shot up from his chair, running right into his dad’s arms as you stood from your chair. When you turned around, you weren’t expecting to see…

“Harry?” Holy. Shit.

And he looked good. He was in yellow wide leg trousers and a royal blue button-up, top few buttons undone, and a white suit coat covering his broad shoulders and long arms. Only he would be able to pull a look off such as this.

Harry’s eyes went wide as he looked up at you from his squatting position, bear hugging Emmett, who was apparently his son. “Y/N!” with a scoffed laugh. “You’re Miss Y/L/N… Emmett talks about you constantly.”

“She is the best teacher in the world, daddy!” Harry pet the top of Emmett’s head as he was trying to take you in. You both stood there for a moment, soaking the other in, until Emmett broke the awkward silence. “I’m going to play with the blocks…” walking away and going to the building area of your room.

You get right to work, clearing your throat before grabbing Emmett’s folder from your desk and guiding Harry to a table for you both to sit. You open the folder, avoiding Harry’s strong stare on you.

“Emmett has-”

“Why did you leave? You snuck out. Why?”

You finally looked up at him and he looked, well, he looked hurt, like he has been waiting for this opportunity to confront you.

“You didn't even leave a number to call you. I was going to make you my famous french toast. I thought that we had something, something special and you didn’t even give us the opportunity to possibly explore that. I get that maybe you didn't want more than just that moment, but, I certainly did.” Harry was rotating the rings on his fingers while spilling his heart out. “I would have called you.”

You sat there stunned. When you were putting Emmett’s folder together to prepare for this meeting, you didn't know that you would have been confronted by the best one night stand that you have ever experienced. You were excited to finally meet the person, or people, that have raised such a special boy. You know that you shouldn't pick favorites in your students, but how could you not love Emmett with all your heart?

“Harry…”

“Just tell me why, that's all I ask. Was it something I did or said?”

“No, no, not at all Harry. As cliché as it sounds, it’s me, not you.” You tried to lighten the mood with a light giggle, but Harry was still stoic, with those damn soft eyes… “That night scared me, okay? I was able to be completely myself with you, in all aspects of the night, and it scared the living shit out of me”. You looked over to the block area to make sure that Emmett was still preoccupied and didn't hear you curse in your classroom. “I really didn’t mean to hurt you Harry. I was being selfish when I walked out that morning.”

Harry reached his hand across the table, grabbing your hands that were resting on Emmett’s folder. He began to smile as he was looking at your hands together. “I was scared too, really. But waking up without you next to me, I think that’s the worst I have ever felt.” He ran his thumb over your knuckles before he let go and leaned back in the chair. You noticed that Emmett was making his was over, breaking the little moment you and Harry were having.

Emmett began to climb up Harry to cuddle in his lap, “Daddy, I’m hungry.” Emmett laid his head on Harry’s chest, playing with his emerald cross necklace as Harry kissed Emmett’s head and rubbed his leg.

“We will be heading home soon bub, just let me talk to Miss Y/L/N for a little longer, okay?” Emmett nodded but cuddled closer to Harry. You took it as an opportunity to actually have the parent-teacher conference.

“I must tell you that it is a true joy to have Emmett in my class room. He is always the first to help anyone, including myself. Emmett is polite and is eager to learn every morning he walks in.” You go to pull out some of his art and workbook from Emmett’s folder to prove all of his hard work and growth he has had in the few weeks he has been in your class. You turn the work to show Harry as he continues to rub Emmett’s back and kiss his head.

To say Harry was proud was an understatement. Emmett had issues with some of his letters when they practiced over the summer, but now he is a pro! His artwork is colorful and vibrant. You continue to talk about Emmett in the class and his progress and Harry is beaming, especially when he hears how kind he has been to his classmates.

“A true sweetheart.” Harry looks to you at your sentiment and sees that you are smiling at Emmett who is smiling right back at you.

“Join us for dinner.” Causing both you and Emmett to perk up for very different reasons.

“Oh, Harry. I shou-“

“Please Miss Y/L/N! It’s brekkie for dinner night! French toast!”

Harry smirking at you, “You can see what you had missed out on. I’m a proper chef when it comes to brekkie, angel.”

Emmett had fully perked up at the idea of having you over for dinner, offering up his favorite blanket as well as your favorite Disney movie for movie night. Both boys are looking at you with a pout, though you try to be professional.

“Harry, I’m your son’s teacher…”

“You met me first. Please angel, have mercy on us poor boys. We would love your company.” Emmett resting his cheek on Harry’s, both throwing a pathetic pout.

~~~

You were cursing yourself the whole time you were following Harry’s car. Were you doing the wrong thing? Was it the right thing? You cared for Emmett more than you ever cared for any other child. You love all your students but, Emmett... Maybe because he was his father’s son? There is a resemblance between the two and both are so sweet. Not that you knew he was Harry’s kin before tonight.

Would they notice if you turned around? You couldn’t break Emmett’s heart like that, or Harry’s. Again. God, being in the car alone, driving to the best fuck/father of your student’s home really takes a toll on your anxiety and overthinking.

You pull up and park behind Harry and before your engine is off, Emmett is running to your door to open it for you. After he used all his strength to open your door, he was beaming up at you with a hand out for you to take.

Harry was standing there with both his and Emmett’s bags slung over his shoulder; he looks quite cute with rainbow straps. Harry was smiling at the image of you with his son, letting Emmett lead you into their home and he followed close behind.

Emmett went right into his after school routine while Harry walked into the kitchen with you following. Harry pulls out a pan along with the fresh bread and eggs to begin dinner. “Can I make you tea? Coffee? Glass of wine maybe?” Smiling at you over his shoulder.

“Tea, please.” You are still standing there with your hands straightening out the skirt of your dress before sticking your hands in the pockets of the dress, the reason why you bought the dress honestly.

Emmett walks out and goes right to Harry with his arms up for Harry to pick him up and place him on the counter to be his “little sous chef”. Emmett reaches for you to come closer and Harry hands you your cup of tea. Emmett shimmies his way closer to you before he cuddles into your side, you subconsciously wrapping your arm around him.

Harry wishes that he could see this image every night.

~~~

You’re looking at the pictures Harry has along his wall, a gallery of his family. You smile seeing a picture of Harry holding Emmett in his first few days on the earth. Another of Emmett on Harry’s back, both bent over laughing and sharing the same smile and wrinkled eyes. You see Harry with his mom and sister, Emmett in pictures with each as well. The whole family is so beautiful.

You try not to think of Emmett’s mother and that potential situation as you find yourself standing by the wall. THE wall. The wall you were pinned to with quivering thighs and labored breathing. As you turn to return to the kitchen to get away from that wall and your thoughts, you hear the little pitter-patter of feet coming down the stairs.

Emmett clad in Paw Patrol pajamas runs right into your legs, hugging them. He grabbed your hand and pulled you into the living room then gently pushed you to sit down while he ran to his backpack to get his blanket. He came running back and covered both your laps with the blanket before cuddling into your side.

Oh, this blanket. It was on the bed when you and Harry… you tried to cover your naked body with Emmett’s favorite blanket! If only the ground could open up and eat you whole.

“Daddy is making popcorn and then he will put on the movie!” Emmett pulled your arm so that you could wrap it around him to cuddle closer. You rub his shoulder before Harry makes his way with popcorn in his arm, Emmett’s juice sip cup in one hand and two glasses of wine in the other. Why did you find that so sexy?

Harry handed Emmett his cup and you your glass of wine before Emmett sat up to hold the popcorn on his lap. “What is this? No cuddles for daddy?”

Did he just?...

With the smirk he was giving you over the edge of his wine glass, he certainly did.

“After popcorn daddy! Then you get cuddles!” Emmett fisting little handfuls of popcorn in his mouth as the opening credits to “Beauty and the Beast” started.

~~~

Harry had been watching you the whole time, especially when Emmett had laid on your lap and fell asleep. You were playing with his hair as little snores slipped out from his mouth.

“I should have known he was your son from all the pouting he gives me in class.” You begin to smile as you continue to look down at the little cherub on your lap, knowing Harry is giving you an offended face.

You turn to look at him but he didn’t have an offended look on his face, he had a face of adoration. He was also moved closer to you than the start of the movie. You clear your throat but not wanting to disturb Emmett while he’s in dreamland. “I should get going.”

“Please stay, stay the night.” Again, with the pout.

You sat in silence for a moment, “I don’t have anything with me.”

The smile on Harry’s face slowly crept to show his dimples. “I have stuff for you, angel.” He stood up, grabbing Emmett from your lap to carry him to bed and then put his hand out to you to assist you in standing up. He held your hand behind his back the whole way up the stairs. It seemed like dejavu being in this position but more at a tired pace. Harry went to Emmett’s room to lay him down before guiding you to his room.

Harry left a crack in the door before making his way to his dresser. He handed you a pair of his boxer briefs and an old T-shirt before he stepped into the bathroom to pull out towels and a spare toothbrush he had under his sink. “Help yourself to anything. I’m going to properly tuck in Emmett.” He kissed the side of your head before shutting the bathroom door behind him.

You got ready for bed and made your way into Harry’s room. He was sitting on his bed with his glasses perched on his nose, reviewing emails on his phone. He was pulling his lip between his thumb and forefinger and had a slight furrow to his brow. He looked up at you and his face instantly softened, giving you a lopsided smile. “All set, love?”

You nodded and made your way to his bed, climbing under the covers. Harry laid himself out so he was level with you, laying on his side and putting a hand on your hip. His glasses were skewed due to him laying on his side so you did the favor of pulling them off to fold them and place them on his side table. You laid back down to look at him, resting a hand on his face, stroking his stubble with your thumb.

“Thank you.” You must have pulled a face because Harry started to giggle. “Thank you for being an amazing teacher to my son.” He began to melt into the bed and pulled you closer. “He had a rough first year of school and hated it. He was always disregarded by his peers and had a hard time making friends. I always thought it was my fault because I raised him to never be ashamed of what he liked and to be who he wants to be. Kids made fun of him because he loved bright colors and wore them everyday, and he was small so he was an easy target.” Harry looked like he was on the verge of tears, eyes darting across your face. “You let him do that in your classroom, it’s a safe space for him. He has friends, he is getting invited to birthdays and playdates, not out of obligation but because they want him there. He is so happy coming home and talking about his day so openly,” Harry lets out a giggle, “and he doesn’t shut the hell up about you.”

You now have tears in your eyes as you let out a wet laugh and a sniffle. Harry wipes your tears with his thumbs before kissing their tracks, then your nose before pulling you by your jaw to plant a soft kiss to your lips. You feel the sigh leave his nose against your skin as he pulls you as close as possible. “Thank you, for caring about Emmett and for staying the night tonight.”

You cuddle closer to Harry as he turns his side lamp off and wraps his arms tightly around you before you both fall asleep.

~~~

You woke up on your side, facing away from Harry. You feel his arms pull you closer while he is in the process of stretching. He began to kiss between shoulders, humming happily with a murmured rasp of “Morning”. You push yourself closer to Harry in the cuddle, holding his arms that are wrapped around you.

Harry moves one of his hands to rub up and down your side as he continues to kiss along your spine. His fingers find the hem of the shirt before they begin to creep along your skin, creating goosebumps. He hums as he moves his way to your neck, giving you soft kisses. You roll to your back, allowing Harry to hover over you slightly, gripping his jaw and pulling him down for a kiss.

Harry’s leaned on his elbow as his other hand moves up your stomach and begins massaging your breasts. His tongue grazes your lip, causing you to open your mouth further for him to taste you. The morning heat in your stomach starts to bloom. Harry’s hand begins to trail down your body and dip into the boxer briefs he had provided. His fingers begin to graze yo-

“DADDY!” The door slammed against the wall as Emmett climbed up the bed with his blanket draped over his shoulders and climbed on Harry’s back. Harry quickly removed his hand as both of your faces blushed. Emmett gasped seeing you in Harry’s bed and then began to pout. “You didn’t tell me we were having a sleepover! I wanted a sleepover with Miss Y/L/N!”

You began to giggle as Emmett climbed over Harry to lay on you. You covered him in his blanket as Harry was watching you care for his son. “I didn’t know I was going to be sleeping over either, but I got so sleepy after cuddling with you that your daddy was nice enough to let me stay.” Emmett seemed to have settled for that response and asked that since there was a guest if they could go to his favorite diner. “They have smiley pancakes and they put extra blueberries in them for me!” Harry agreed that it was a good idea, helping Emmett up to get ready but not before leaning over to give you another kiss.

~~~

It had been a couple of days since you had stayed at Harry’s. You were sitting in the art area of your classroom assisting the kids in the Picasso project you had picked for your lesson plan. The children were slowly mingling out when their parents came to pick them up. Emmett was the last one so you sat in the “comfy chair” with him in your lap, listening to music and having him read you stories.

Harry walked in, smiling at the sight before getting Emmett’s things together. You look up to see his back turned to you and you begin to smile. He was in brown trousers with a red sweater and a plaid button up under the sweater, sleeves rolled up. His bum looked really good in those trousers. Harry looked over his shoulder and smiled back at you, knowing you were checking him out.

Harry made his way to you and was about to interrupt Emmett’s reading but Emmett put his hand up to stop his dad before he had even opened his mouth. Harry's jaw dropped as you began to giggle, covering your mouth. “Almost done daddy, shhh.” Emmett was bouncing on your lap due to your giggling.

Emmett finished his story, closing the book and climbing off your lap before putting it back to where it belonged in your library. You stood up as Emmett walked to Harry, giving him a hug when Harry squatted down. You smiled as you watched the scene then went to your desk grabbing your bag and coat.

Harry walked to your desk and you turned as you pulled your hair out from under your jacket. Harry had his arm extended with a bouquet of tulips in hand. “For you, from me and Emmett. He told me to get you tulips.” Harry had a slight blush to his cheek. You accepted the flowers, putting them in a vase on your desk and filling it with water from your water bottle.

“Thank you!” You bent down to kiss Emmett on the cheek and you felt Harry’s hand on your lower back. You stood up and turned to Harry, placing a hand to his jaw before kissing his cheek as well. “Are you ready?” Grabbing Harry’s hand as you walk out the door.

Harry was dropping Emmett off at his sister Gemma’s for the night before taking you out for dinner. You met Gemma when Harry was saying his goodbyes and good nights to Emmett. She was gushing over how much both of the boys talked about you, saying that it had been “so long” since she has seen her brother this happy. “Harry was devastated when Emmett’s mom said that she didn’t want Harry or the baby. She left Emmett with Harry at the hospital the day he was born. She never even tried to reach out.”

Emmett ran back over to you to give you a hug before running back to the kitchen to help Michel make dinner. Gemma gave both you and Harry a hug and wished you a good night before Harry walked you outside and opened the car door for you, helping you into the car before going to dinner.

~~~

Harry had taken you back to his place, saying he had dessert at home. He pulled out a bottle of wine with glasses and grabbed the cheesecake from the fridge. He tried to pull off that he had been the one to make it but you knew better since it was from your favorite bakery.

Harry had put on a movie for you to cuddle and drink your wine to. He was feeding you cheesecake from the plate you were sharing, making sure you got the last bite. He sunk further into the couch, pulling you with him. You had a leg draped over his waist and your head on his chest. His hand was caressing the bare thigh that was on his waist while his other arm was wrapped around you.

You noticed as the movie progressed that Harry’s hand began to sneak higher on to your thigh. The skirt of your dress was up past your hip at this point. Harry starts to place kisses on the top of your head, rubbing your arm with one hand and begins to caress your bum with the other. You smile into his chest, “What are you doing, sir?”

Harry hummed as he gripped the back of your knee to pull you on top of him, straddling his hips. He started to rub up and down both of your thighs when you sat up to look down at him. You raised your brows at him, still waiting for a response. “I'm gonna make you feel good, that’s what I’m doing.”

Harry sat up while he caressed your face with both hands, pulling you in for a kiss. He undid the zipper of your dress, letting the sleeves loosen before he assisted in removing the garment, pulling the dress over your head and letting it fall to the ground. Harry had taken his sweater off when he got home, so you began to undo the buttons to his shirt. He was taking his time, kissing you softly and slowly. He began to kiss down your sternum as you pushed his shirt off his shoulders. Once the shirt was off, you took a hold of Harry’s hair, massaging his scalp as he continued to kiss the skin along your chest.

His hands returned to massaging your hips and thighs as his kisses became eager against your skin, trailing to your lips. He began to pull you to lay down with him and moved his hands to your bum, massaging and pulling you down to grind against him. You let out a moan at the feeling of his bulge pressed against you, your hips moving on their own chasing the pleasure.

You whine as Harry pulls away. You kiss along his jaw and neck as your hips continue to roll against his. Harry is panting your name but you don’t stop your actions. The only thing that makes you stop is Harry begging you, “Sit on my face angel.”

You moan at the demand, tugging at Harry’s hair causing him to hiss. You sit up and Harry assists you to stand up as well as taking your panties off. Harry maneuvered himself so that you could straddle his face comfortably. When you went to straddle his face, he wasn’t expecting you to turn to face his feet. He couldn’t see what you were doing but he could feel you undoing his pants and begin to push them down his thighs, exposing his hard on. He bit into your ass cheek as he heard you spit into your hand and felt you begin to stroke him.

Harry felt you take him into your mouth as your wet center hovered over him. He threw his head back into the couch as he felt you tongue his tip. Harry wrapped his arms around your thighs and used his hands to spread you open for the taking. He licked his lips before giving you soft, sucking kisses to your outer lips. He can feel you moan around his dick, urging him to dip his tongue into you.

He pulls you so close to his face, you think you’re going to suffocate him. You pull off Harry to pump him a few times as well as to let out a moan of Harry’s name. His mouth and tongue are everywhere; kissing your thighs, teeth nipping your ass, his tongue trailing from you dripping cunt up to your puckered hole. Harry moves one of his hands so that his fingers can fuck into you as he is lapping at your ass.

You give Harry a firm squeeze, causing him to pull off of you to let out a guttural moan. He thrusts his hips up to you, causing his tip to graze your lips before you take him fully, causing him to lick and finger you with fervor. Your hips begin to roll on their own accord as your orgasm flooded over you. Your movements on Harry pause since your orgasm is overwhelming but the moment you start to come down from your high, you take all of Harry into your mouth. You pump what your mouth can’t handle, focusing your tongue on his tip. You hear Harry mumble something but can’t make out what he says before he is cumming into your mouth.

You pull off of him, giving him a few gentle pumps through his orgasm before climbing off of him to straddle his waist. When you turn to look at his face, you can't help but laugh. He had his eyes closed with his head tipped back and a smile gracing his face. “That good, huh?”

He let out a laugh before lacing his fingers with yours as you climb back on top of him. “Unexpected was what it was, and yes, it was THAT good.” He kissed your fingers before he gently pulled you to lay on him. He pulled the blanket that was behind his head over the both of you before he began to rub your back. Both of you began to doze off while the movie continued to play in the background.

~~~

When you woke up, Harry was kissing your cheek. “Rise and shine sweetheart.” He continued to kiss over your face until you squirm away. “Let's get you up to bed, hm?” You nodded as you climbed off of Harry, wrapping the blanket around you. You're sluggish in your movements up the stairs but seeing Harry’s naked bum in front of you puts a little pep in your step.

Harry plops onto his bed ungracefully, opening his arms for you. You climb into bed to cuddle into Harry. He tips your head up from his chest to give you a kiss, deepening it as your thigh grazes his naked member. He whimpers into the kiss before he turns to his side to pull your thigh around his waist. He fully settles between your thighs, laying you on your back, when you pull him closer with your leg.

He rubs his stiffening member between your folds with rolls of his hips as he continues to kiss you. He is slow and gentle in his movements, wanting to savor the moment. You are the one to reach for the side table to turn on the light as well as to look for the condom. They are front and center when you open the drawer, causing you to bark a laugh. “Prepared this time, I see.”

Harry began to blush and bury his face into your neck, “hopeful is more like it.” He began to pepper your neck with kisses as you unwrap the condom. As he sat up for you to place the condom on him, he began to smile at you since you looked so concentrated with your tongue sticking out to the side. You looked up to him with a smile and a nod, causing him to lean on his elbows, hovering over you. You held his face giving him a soft kiss that both of you were smiling into.

Harry rubbed his nose against yours as you squeezed his hips with your thighs. Harry brushes your hair from your face then reaches down to line himself up to gently push into you. He looks back to you when his tip is inserted, kissing you as he rolls his hips to be completely enveloped by you.

Harry is kissing every inch of skin he can touch as your soft pants brush past his ear. This time is completely different than your first time, this was intimate. You lace your fingers into his hair as his hand is rubbing up and down your thigh, hooking it around his waist to pull you closer.

Harry pulled his face from your skin to watch you. You turn your head to look at him and you start to smile as you continue with your soft, quick breaths with each thrust of Harry’s hips. He starts to smile down at you before leaning to give you a kiss to your lips. He pulls away and continues his movements. You push his hair off his forehead before you kiss every inch of his face, causing Harry to giggle.

He leans so that his body is surrounding you, kissing your shoulder as his pace quickens. He pulls you closer to him by gripping the thigh wrapped around him, pulling you at an angle that hits your inner spot perfectly. His pelvis is grinding against your clit with the movements of Harry’s hips, giving you everything to push you over the edge. You grip Harry’s hair pulling him closer to you, whimpering out his name.

Harry began to suck on your collar, quickening his pace, leading Harry to moan out as he began to feel your light pulse on his shaft. He pulled his face from your skin to watch you as you come undone. The grip on his hair and his waist from your thighs tighten while your face scrunches with your orgasm. Harry quickly pecks your face with kisses before he locks his lips with yours and releases into the condom.

Your pants mix with Harry’s in the air between you before you lean up to gently place a kiss on his lips. He begins to smile as he continues to peck your lips, causing you to giggle out and grip his face.

Harry rolls off of you and pulls you into his side. “You’re not going to leave me in the morning now, are you?” He had a smile on his face but you knew he was still concerned.

You began to pet at his face, getting him to look at you. “I’ll be here in morning. Every morning if you want me to.” He smiled and kissed you again with a hum.

“I would really like that.” Harry kissed you again before getting up to get ready for bed, turning off the bedside lamp and cuddling you close as you fell asleep.

~~~

Harry had brought you coffee to bed in the morning along with the newspaper. You stole his glasses from his face when you found an article that suited you and placed them on your own. Harry rested his head on your shoulder as you read it aloud, him feeding you pieced if jellied toast between lines.

You showered together and began to get ready as Harry was calling Gemma to let her know that you were on your way.

~~~

Emmett was running out of Gemma and Michel’s front door when his aunt had opened it, seeing Harry and you were approaching. Harry had feigned hurt when he saw Emmett run right for you. If anything, Harry was ecstatic to see the exchange. You picked up Emmett and carried him to the car, assisting him to get into his booster.

When Harry approached Gemma, he knew she had something to say. “Don’t fuck it up, Harry.

She’s good for the both of you.” Harry’s jaw dropped at Gemma, hurt at the idea that he would fuck up such a perfect thing. Gemma gave Harry a hug before waving at you and Emmett over his shoulder.

Harry climbed back in the car to see Emmett eagerly telling you all that he had done with Aunt Gem and Uncle Michel. Harry made sure that both you and Emmett were buckled up before he started to drive. Harry reaches his hand over to your lap, squeezing your thigh before lacing his fingers with yours.

“Daddy? What are we doing today?” Emmett was looking out the window, having an idea of what they were going to do by knowing what day of the week it was as well as by their surroundings, but he wanted to hear his dad say it.

Harry looked back in the rear view mirror while giving your hand a squeeze. “We are going to go to the park for a while before going to our diner.” Harry began to smile as he saw the excitement grow on Emmett’s face.

The Saturday tradition that used to be strictly meant for Harry and Emmett now was made better by having you with them.

#Harry Styles #Harry Styles Fan Fiction #Harry #dad!harry #dad!harry fic #fanfic #fanfiction #imagine #harry styles imagine

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lake-narracan2 · 3 months ago

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8 Best Lands for Sale in Morwell: Top Investment Opportunities

Exploring Real Estate Opportunities in Morwell

Morwell, located in Victoria’s Latrobe Valley, presents a rich tapestry of real estate opportunities for investors and homebuilders alike. This town, with its deep historical roots and burgeoning modern amenities, has become a focal point for those seeking a balance between rural charm and urban convenience. The following guide delves into a selection of land parcels currently available in Morwell and its surrounding areas, each offering unique potential for development, investment, or creating your dream home.

Top 8 Land for sale in Morwell, VIC 3840

1. 6 Jacolla Place, Morwell – Land in a Prime Estate

6 Jacolla Place stands as a testament to Morwell’s evolving landscape, situated in the highly sought-after Lord Place Estate. This plot, perfectly positioned within the heart of the Bridle Estate, offers proximity to the Midvalley Shopping Centre, local schools, sporting fields, and essential public transport links.

For those considering an investment in a burgeoning area, this plot presents an exceptional opportunity. The neighborhood exudes a sense of community, with well-maintained surroundings that appeal to families and investors alike. Priced competitively at $237,000, the land not only offers an immediate return on investment but also holds long-term potential as Morwell continues to grow.

2. Church St, Morwell, VIC – Centrally Located Land Ready for Development

The vacant lot on Church Street is strategically positioned, making it an enviable asset for developers and investors. The 552 m² plot, part of a larger 1104 m² block, offers flexible development opportunities. Given its prime location, within walking distance to the Morwell train station and CBD, the land is ideal for both residential and commercial development.

Whether you choose to acquire one title or both, the space allows for the construction of multiple units or a spacious family residence, maximizing the potential for rental income or capital appreciation. The block’s accessibility to key urban amenities underscores its value, marking it as a must-consider for those looking to capitalize on Morwell’s growth trajectory.

3. 23 Dunbar Avenue, Morwell – Land with Approved Plans for Townhouses

23 Dunbar Avenue offers an unparalleled opportunity for those ready to dive into a turnkey development project. Spanning 1054 m², this vacant block comes with fully approved plans and permits for three architecturally designed double-story townhouses. The approval by the Latrobe City Council ensures that all the groundwork has been meticulously completed, allowing immediate commencement of construction.

The property’s location, within a well-established and desirable area, further enhances its appeal. For developers, this project presents a low-risk, high-reward scenario where the potential for strong returns is supported by the area’s demand for modern, well-designed housing.

4. 50 Gleneagles Drive, Newborough – Land in the Prestigious Monash Views Estate

Located in the prestigious Monash Views Estate, 50 Gleneagles Drive offers a 769 m² allotment that is as inviting as it is picturesque. The estate is renowned for its serene setting, with rolling hills and the sparkling Lake Narracan providing a stunning backdrop.

This land offers more than just a place to build; it offers a lifestyle. The surrounding area is family-oriented, with nearby schools, shopping centers, and recreational facilities.

The estate’s reputation for tranquility, combined with its convenient access to urban amenities, makes this plot an ideal choice for those looking to build a forever home. At $260,000, it presents a rare opportunity to secure a piece of prime real estate in a coveted location.

5. The Acreage, 1 Raffles Court, Tyers – Expansive Rural Allotment

For those dreaming of a rural retreat, The Acreage at 1 Raffles Court in Tyers offers a stunning 5137 m² block. This expansive lot is part of a prestigious new estate that blends the peace and quiet of country living with the convenience of proximity to urban centers like Traralgon, Glengarry, and Morwell.

With power and water already available, the land is ready for you to build your dream home amidst tranquil rural outlooks. The price of $350,000 reflects the land’s premium status and the unique lifestyle it promises. Here, you can enjoy the best of both worlds—serenity and convenience—in a community that values space, privacy, and the beauty of the natural landscape.

6. 15 Margaret Street, Morwell – Prime Development Site in Central Morwell

In the heart of Morwell lies 15 Margaret Street, a rare vacant block offering immense development potential. Covering approximately 772 m², this centrally located plot is perfectly suited for a townhouse development. Its prime position, just minutes from the Latrobe Leisure Centre, Morwell Central Primary School, and the CBD, makes it an excellent candidate for residential construction.

Fully fenced and secure, the land is ready for immediate development. The site’s central location within Morwell ensures that any development here will benefit from strong demand, both from renters and buyers, making it a lucrative investment for developers looking to create modern, high-demand housing.

7. 191 Boldings Road, Morwell – Expansive Land in Hazelwood North

191 Boldings Road presents a rare opportunity to acquire an expansive 16.44-hectare parcel of land in the verdant Hazelwood North. This undulating landscape offers lush pastures ideal for a range of uses, from agricultural endeavors to the creation of a grand country estate.

The land’s size and topography provide the flexibility to design a property that fully capitalizes on the natural beauty of the area. Its proximity to Churchill and Traralgon, coupled with the ease of access to Morwell, makes it an ideal location for those seeking a balance between rural living and urban convenience.

This land is a canvas awaiting your vision, offering endless possibilities in a setting that embodies the tranquility of the Victorian countryside.

8. The Range, Toners Lane – Titled Land in a Modern Estate

The Range at Toners Lane is one of Morwell’s most anticipated residential developments. With land sizes varying from 512 m² to 822 m², this estate offers a selection of titled blocks that cater to a range of building plans and budgets. Priced from $220,000, the plots are fully serviced, ensuring that your dream home can be built without delay.

The estate’s modern infrastructure, including all essential services, sealed roads, and connectivity options, positions it as an attractive option for families, investors, and retirees alike.

The close proximity to downtown Morwell, combined with the estate’s thoughtfully planned layout, makes it an ideal choice for those looking to invest in a community that values both connectivity and quality of life.

The Bottom Line

Morwell’s diverse real estate market offers something for every investor, developer, and homebuilder. Whether you’re looking for a centrally located plot ready for immediate development, a rural retreat surrounded by natural beauty, or a family-friendly estate with all modern conveniences, Morwell has it all.

Each of these land opportunities represents a unique chance to invest in a region that is poised for growth, offering not just a place to live but a community to thrive in. Now is the time to explore these opportunities and secure your place in one of Victoria’s most promising towns.

Top Real Estate Agents for Land Sales in Morwell

1. First National Real Estate Central KW consistently demonstrates a strong grasp of the Morwell property market, especially in land sales. For instance, in 2023, they facilitated the sale of a prime 1.5-hectare plot near the Morwell CBD, which was listed at $450,000 and sold within 90 days for $470,000, reflecting a healthy demand and their negotiation prowess.

The firm’s portfolio includes plots ranging from $150,000 for smaller residential lots to over $1 million for expansive commercial sites. Their financial acumen is evident in their ability to secure above-market prices, optimizing the seller’s returns while also identifying high-value opportunities for buyers.

2. Stockdale & Leggo exemplifies strategic market positioning, having successfully brokered numerous land deals in Morwell. In a notable transaction, they managed the sale of a 3-hectare industrial plot on the outskirts of Morwell. Initially priced at $650,000, it was sold for $675,000, a testament to their effective marketing strategy.

They frequently handle land parcels valued between $200,000 to $700,000, with a focus on plots that offer significant potential for residential development or commercial use. Their market insights and ability to forecast growth trends allow them to provide clients with investment opportunities that promise substantial long-term returns.

3. Keith Williams Real Estate stands out in the Morwell market with its long-standing reputation and successful land transactions. In 2022, the agency oversaw the sale of a rural land parcel spanning 25 hectares, listed at $1.2 million, and closed at $1.15 million after strategic negotiations.

This property, located on the fringe of Morwell, attracted interest from developers and investors eyeing the future growth of the region. The firm typically handles land parcels priced between $300,000 to $1.5 million, with a focus on properties that offer both immediate and long-term value. Their thorough market analyses often result in transactions where both buyer and seller achieve favorable outcomes.

4. First National Real Estate Latrobe has a proven track record of successful land sales in Morwell, characterized by strategic foresight and market expertise. A recent example includes the sale of a 2-hectare residential development site in a burgeoning part of Morwell, which was listed at $500,000 and sold for $520,000 within 60 days.

Their typical listings range from $180,000 for smaller residential plots to upwards of $800,000 for larger, strategically located parcels. The agency’s ability to navigate market fluctuations ensures that clients benefit from optimal pricing, making them a preferred choice for both buyers and sellers.

5. For Sale By Owner Australia offers a distinct advantage in the Morwell real estate market by empowering landowners to manage their sales directly. In one case, a landowner listed a 1-hectare parcel for $350,000 and achieved a sale price of $345,000 within three months, saving an estimated $12,000 in agent commissions.

The platform’s properties often range from $100,000 to $500,000, offering a cost-effective solution for sellers and competitive pricing for buyers. By bypassing traditional agency fees, sellers can price their land more attractively, leading to quicker sales and satisfied buyers.

6. Harcourts Asap Group has established a robust presence in Morwell’s land market, particularly through innovative marketing and strategic sales approaches. For instance, in 2023, they facilitated the sale of a 4-hectare mixed-use development site, listed at $900,000 and sold at $910,000, showcasing their ability to achieve premium results.

Their listings typically fall between $250,000 to $900,000, covering residential, commercial, and mixed-use land parcels. Their focus on tailored marketing campaigns ensures that properties reach the most relevant audience, driving competitive bidding and maximizing sale prices.

7. Journey Real Estate’s approach to land sales in Morwell has resulted in notable successes, particularly in niche markets. In a recent transaction, they sold a unique 2.5-hectare plot designated for eco-friendly residential development, listed at $600,000 and sold for $590,000. This sale highlights their ability to cater to specialized markets with precision.

Their property listings range from $150,000 for small residential lots to $700,000 for unique, high-value parcels. The agency’s personalized service model ensures that every transaction is aligned with the client’s specific goals, often leading to above-average satisfaction rates and repeat business.

8. KW Property Sales and Rental is renowned for its strategic approach to land transactions in Morwell, handling a diverse range of properties. In 2022, they managed the sale of a prime 3-hectare plot, initially listed at $800,000, which ultimately sold for $785,000 after careful negotiation.

The agency’s portfolio typically includes properties priced between $200,000 and $900,000, catering to both small investors and large developers. Their detailed market research and client-centric approach ensure that each transaction is optimized for both financial gain and long-term value, making them a trusted partner in land acquisitions.

9. Latrobe Valley Real Estate has a strong focus on land transactions in Morwell, with a reputation for thorough market knowledge and client satisfaction. An example of their success includes the sale of a 1.8-hectare residential development plot listed at $480,000, which was sold for $475,000 after just 45 days on the market. Their listings generally range from $200,000 to $600,000, emphasizing properties with high potential for residential development. Their commitment to professionalism and strategic marketing ensures that properties are competitively priced and quickly sold, benefiting both buyers and sellers in a dynamic market.

FAQs

1. What is the average price per square meter for land in Morwell?

The price per square meter for land in Morwell can vary significantly depending on factors such as location, proximity to amenities, and zoning. For instance, land close to the town center or near popular schools will typically command a higher price than land on the outskirts.

A parcel of land in the Heritage Park Estate, a well-developed residential area, might be priced around AUD 150 per square meter. In contrast, land on the periphery, with less immediate access to services, might be around AUD 80 per square meter.

Real estate agents like First National Real Estate or Wilson Property can provide current listings and historical sales data, helping you gauge the market. Financing for land purchases is often available from local banks like Bendigo Bank, which may offer land loans with specific terms.

2. Are there any restrictions on building on the land in Morwell?

Restrictions can include zoning laws, building codes, and heritage overlays. These rules dictate what you can build, how high structures can be, and how much of the land can be developed. The Latrobe City Council is the governing body that enforces these regulations.

If you purchase land in a heritage overlay area, you may need to maintain the historical character of any new building, limiting modern architectural styles.

Stockdale & Leggo can assist in identifying any restrictions on specific plots. Consulting with an architect or builder who understands local regulations is crucial to avoid costly modifications after purchase.

3. What zoning regulations apply to land in Morwell?

Zoning regulations determine the permitted uses for the land, such as residential, commercial, industrial, or agricultural. These regulations are enforced by the local council and can affect the type of buildings you can construct.

A piece of land zoned for “Residential 1” can be used for single-family homes, while “Industrial 1” zoning might be reserved for manufacturing facilities.

The Latrobe City Council’s planning department or local agents like Harcourts Real Estate can help you understand the specific zoning of a property. Zoning can also impact property value; land zoned for residential use is typically more expensive than land zoned for agricultural purposes.

4. Is the land serviced by utilities such as water, electricity, and gas?

Not all land comes with utility connections, especially in rural or undeveloped areas. Ensuring that land has access to water, electricity, gas, and sewerage is essential for future development.

A plot in a newly developed estate like Morwell Park Estate is likely to have all utilities connected, while more remote land may require you to arrange connections at your own cost.

Wilson Property or Keith Williams Estate Agency can confirm utility connections for specific parcels. The cost of connecting utilities can vary, with electricity connection potentially costing between AUD 5,000 to AUD 10,000 depending on proximity to existing infrastructure.

5. Are there any environmental considerations for land in Morwell?

Environmental considerations include factors such as bushfire risk, soil contamination, and proximity to protected areas. These considerations can impact building plans and insurance costs.

Land near the Morwell National Park might require special fire-resistant construction materials due to bushfire risk. Similarly, areas with a history of industrial use might require soil testing for contamination.

Environmental consultants or companies like EnviroTech can conduct assessments. The Latrobe City Council also provides information on environmental overlays. Insurance premiums can be higher for land with significant environmental risks.

6. Can I subdivide the land in Morwell?

Subdivision involves splitting a larger parcel of land into smaller lots, which can then be sold separately. The ability to subdivide depends on the land size, zoning, and local council regulations.

A 1,000 square meter plot in a residential zone might be subdividable into two 500 square meter lots, but approval from the Latrobe City Council is required. Factors like minimum lot size and access to services will be considered.

Agents like Barry Plant Real Estate often specialize in subdivision opportunities and can guide you through the process. Subdividing can increase the overall value of the land, but costs for surveying, legal fees, and council approval can range from AUD 10,000 to AUD 30,000.

7. What are the legal requirements for purchasing land in Morwell?

Legal requirements include ensuring a clear title, conducting due diligence on the land, and adhering to the terms of the contract of sale. A conveyancer or solicitor typically handles these legal aspects.

Before purchasing, you would need to verify that the land title is free of encumbrances (like unpaid mortgages or easements) that could affect your use of the land.

A conveyancer like Gippsland Conveyancing can ensure all legal requirements are met, including the correct registration of the land with the Land Use Victoria. Legal fees for land purchases in Victoria typically range from AUD 1,000 to AUD 2,500.

8. Are there any ongoing development projects in Morwell that might affect land value?

Development projects like infrastructure upgrades, new commercial centers, or housing developments can significantly impact land values by improving accessibility and desirability.

The Gippsland Rail Line Upgrade is an ongoing project that could increase property values by improving transport links to Melbourne and other major areas.

Agents like PRD Nationwide often have inside information on upcoming developments. Purchasing land in areas with planned developments can be a good investment, as these projects often lead to increased demand and higher land prices.

9. How close is the land to essential services like schools, hospitals, and shopping centers?

Proximity to essential services enhances the convenience and value of the land, particularly for residential buyers. It’s important to consider how far the land is from these amenities when purchasing.

Land within walking distance of Mid Valley Shopping Centre or Morwell Central Primary School is likely to be more valuable and in higher demand than land further away.

Real estate websites like realestate.com.au or agents like Harcourts Real Estate provide maps showing nearby amenities. Properties close to essential services typically sell for a premium compared to those in more remote areas.

10. Is financing available for purchasing land in Morwell?

Financing for land purchases is available from banks and financial institutions, though terms may differ from those for home loans. Land loans often require a higher deposit and may come with higher interest rates due to the perceived risk.

Commonwealth Bank might offer land loans with a 20% deposit requirement and interest rates slightly above those for home loans. For a AUD 100,000 land purchase, you would need a deposit of AUD 20,000.

Mortgage brokers or agents can help compare loan options. It’s important to factor in loan conditions such as interest rates, loan-to-value ratio (LVR), and any additional fees.

11. What are the typical property taxes for land in Morwell?

Property taxes, including council rates, are based on the land’s value and location. These taxes fund local services like road maintenance, waste collection, and public amenities.

For a parcel of land valued at AUD 200,000, annual council rates might be around AUD 2,000. These rates vary depending on the land’s location and the services provided by the Latrobe City Council.

The Latrobe City Council website offers a rates calculator to estimate taxes based on property value. Agents can also provide historical rate information for specific areas.

12. Are there any known future infrastructure projects in Morwell that could impact land value?

Future infrastructure projects, such as new roads, schools, or public transport, can greatly impact land values by improving accessibility and the desirability of the area.

The Latrobe Valley Authority’s plans for economic growth could include new infrastructure projects that enhance land values in Morwell.

PRD Nationwide or First National Real Estate can provide insights into upcoming infrastructure projects. Land near planned infrastructure improvements often appreciates faster, making early investments potentially lucrative.

13. How do I assess the soil quality of the land in Morwell?

Soil quality is crucial, especially for agricultural land or residential construction. Poor soil may require costly remediation before construction can begin.

If the land has clay-heavy soil, it might not drain well, leading to potential issues with foundation stability for any buildings. Soil testing by a geotechnical engineer can determine the suitability of the land.

Companies like SoilWorx offer soil testing services. Costs for basic soil testing start at around AUD 500, but comprehensive testing can cost upwards of AUD 2,000.

14. Is the land prone to flooding or other natural hazards?

Flood risk is a major consideration when purchasing land, as it can affect building safety, insurance costs, and property value. The Latrobe City Council provides flood maps and hazard assessments for Morwell.

Land near the Morwell River might be in a designated flood zone, requiring elevated construction or special permits. Flood insurance could also be more expensive for such properties.

Wilson Property or Harcourts Real Estate can provide flood risk assessments. Flood-prone land generally has lower purchase prices but higher long-term costs due to insurance and potential damage.

15. Can I view previous land surveys or title deeds before purchasing?

Access to land surveys and title deeds is essential for verifying boundaries, checking for easements, and ensuring the seller’s legal right to sell the property.

A previous survey might show that part of the land is subject to an easement for power lines, restricting how you can use that section of the land.

Your conveyancer or agents like Barry Plant Real Estate can obtain these documents from the Land Use Victoria registry. The cost of obtaining these documents is usually included in conveyancing fees.

16. What are the potential resale values for land in Morwell?

Resale value depends on various factors, including market conditions, improvements to the land, and changes in local infrastructure. Understanding potential resale values is important for long-term investment planning.

Land purchased for AUD 150,000 in 2018 in the Heritage Park Estate might now be worth AUD 180,000 due to increased demand and local development projects.

Agents like First National Real Estate can provide a Comparative Market Analysis (CMA) to estimate future resale values based on current trends. Market appreciation rates in Morwell have ranged from 3% to 5% annually, depending on the location.

17. How do I find out about any easements or rights of way on the land?

Easements or rights of way are legal rights allowing others to use parts of your land for specific purposes, like utility access or pathways. These can restrict your ability to build or develop the land.

A utility easement might prevent you from building a structure over certain parts of your land where underground cables or pipes are located.

Conveyancers like Gippsland Conveyancing can check for easements during the title search. It’s important to factor in these restrictions when planning any construction or development on the land.

18. Are there any land packages available that include house designs?

House and land packages are popular for buyers looking for a turnkey solution. These packages often include a plot of land and a pre-designed house, simplifying the building process.

A house and land package in the Heritage Park Estate might offer a 500 square meter plot with a 3-bedroom house design for AUD 350,000. Builders like Metricon or Dennis Family Homes often offer these packages with customizable designs.

Real estate agents or builders like Simonds Homes can provide details on available packages. Financing options for these packages may differ from standard land purchases, with lenders offering specific home construction loans.

19. What is the process for transferring land ownership in Morwell?

Transferring land ownership involves signing a contract of sale, completing a settlement process, and registering the new ownership with Land Use Victoria. A conveyancer or solicitor typically manages this process.

After agreeing on a sale price, both buyer and seller sign the contract of sale. The buyer then pays a deposit, and the conveyancer arranges the transfer of ownership during settlement.

Conveyancing services usually cost between AUD 1,000 and AUD 2,500, depending on the complexity of the transaction. Agents like Harcourts Real Estate can facilitate the process by coordinating with your conveyancer.

20. How can I verify that the seller has the legal right to sell the land?

Verifying the seller’s legal right to sell involves checking the title deed to ensure the seller is the registered owner and that there are no legal encumbrances or disputes.

The title search might reveal that the land is subject to a mortgage, meaning the lender has an interest in the property that must be resolved before the sale can proceed.

Your conveyancer or solicitor will perform a title search as part of the due diligence process. Ensuring clear title is critical to avoid legal complications later.

Resource : Resource : https://www.lakenarracan.com.au/blog/best-land-for-sale-morwell/

#Lands for Sale in Morwell #Top Investment Opportunities

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