Buying rural acreage is fundamentally different from purchasing a house in town. The due diligence is more complex, the risks are different and the things that determine value are not always obvious from a listing photo. Whether you are looking at a hobby farm outside Wagga Wagga or productive agricultural land near Junee or Temora, here is what you need to get right.
Zoning and Land Use
The first thing to check is the zoning. Rural land in NSW falls under several zoning categories including RU1 (Primary Production), RU2 (Rural Landscape) and RU4 (Primary Production Small Lots). Each zone has different rules about what you can and cannot do with the land.
If you plan to build a dwelling, run a business or subdivide, make sure the zoning allows it. Contact the local council or check the NSW Planning Portal before making an offer. Assumptions about what is permitted have cost buyers dearly.
Water Rights and Entitlements
Water is the most critical factor in rural property. In the Riverina, water entitlements can be worth as much as the land itself. There are several types to understand.
A Water Access Licence (WAL) gives you the right to extract water from a river, creek or aquifer. These licences are tradeable and have their own market value. A property might come with water entitlements included, or they might be sold separately.
Check whether the property has bore water, dam water or access to irrigation channels. Ask about the reliability of supply, particularly in drought years. If the property relies on a bore, request a pump test to confirm flow rates and water quality.
Do not assume water comes with the land. Always verify what entitlements are included in the sale.
Fencing
Fencing is expensive. A standard rural fence costs between $8,000 and $15,000 per kilometre depending on the type. If you are buying a property with old or damaged fencing, factor the replacement cost into your budget.
Check boundary fences carefully. Under the Dividing Fences Act 1991, the cost of boundary fencing is typically shared between neighbours. However, this only applies if both parties agree on the type of fence. Disputes over fencing are common in rural areas, so understand where you stand before you buy.
Soil Testing
If you intend to use the land for grazing or cropping, the quality of the soil matters. A soil test will tell you the pH level, nutrient content, salinity and structure. This information directly affects the carrying capacity of the land and what crops it can support.
Soil tests are relatively inexpensive and can reveal issues that are not visible on the surface. Saline soils, for example, can render large areas of a property unproductive.
Access Roads
How do you get to the property? Some rural blocks are accessed via sealed council roads, while others rely on unsealed tracks or private rights of way. If access is via a right of way, check the terms. You may be responsible for maintenance or there may be restrictions on heavy vehicle access.
Consider access during wet weather. An unsealed road that is fine in summer can become impassable after heavy rain. This is a practical issue that affects your day-to-day life and the value of the property.
Services and Infrastructure
Rural properties may not have access to mains water, sewerage or gas. Many rely on tank water, septic systems and LPG. Check the condition and capacity of existing infrastructure.
Power supply varies too. Some properties are connected to the grid while others use standalone solar systems or generators. If the property is off-grid, understand the setup costs and ongoing maintenance.
Internet and mobile coverage can be limited in rural areas. If you work from home or run a business, test coverage on-site before committing.
Environmental and Heritage Considerations
Rural land can be subject to vegetation management orders, biodiversity offsets or Aboriginal heritage protections. These can restrict what you do with certain parts of the property. A Section 10.7 Planning Certificate from the local council will disclose most known issues, but it pays to do your own research as well.
Getting the Right Advice
Rural property purchases require specialist knowledge. A standard residential buyers agent may not understand water entitlements, carrying capacity or agricultural zoning. Work with someone who knows rural land in the Riverina.
We have helped buyers secure hobby farms, grazing properties and lifestyle acreage across the region. If you are looking at rural land, talk to us before you sign anything.