The Riverina NSW stands as Australia’s premier agricultural region, offering exceptional opportunities for land buying across one of the nation’s most productive farming areas. Covering 80,545 square kilometres and serving a population of 173,593 people, this vast region extends from the foothills of the Snowy Mountains northwest through the Murrumbidgee River catchment to the flat inland plains of Hay and Carrathool.
Known as one of the most productive and diverse agricultural regions in the country, the Riverina combines extensive irrigation infrastructure with reliable transport networks and established agricultural communities. The region’s climate, changing landscapes, and sophisticated irrigation schemes relying on the Murray and Murrumbidgee Rivers define its character and agricultural potential.
For those seeking rural properties in the Riverina, the region delivers unmatched diversity from intensive irrigation farms to extensive dryland cropping operations. The established agricultural infrastructure, diverse soil types, and water security make this area particularly attractive for self-sufficient living whilst maintaining commercial agricultural viability.
Overview of the Riverina Region
Geography and Climate
The Riverina extends from the foothills of the Snowy Mountains northwest through the Murrumbidgee River catchment area to the flat dry inland plains, creating diverse topographical zones suited to different agricultural enterprises. The region occupies a significant portion of the Murray-Darling Basin, benefiting from two major river systems that provide both irrigation water and natural drainage.
The climate varies from temperate conditions in eastern elevated areas to semi-arid conditions on the western plains. Eastern areas around Wagga Wagga receive higher rainfall, typically 500-700mm annually, supporting both dryland and irrigated agriculture. Western areas experience lower rainfall of 300-450mm, requiring irrigation for intensive agriculture but proving ideal for extensive grazing and drought-tolerant crops.
Temperature ranges reflect the continental climate, with hot summers often exceeding 35°C and cool winters with regular frosts. This temperature variation enables diverse seasonal cropping patterns, supporting both winter cereals and summer crops like rice and cotton in irrigated areas.
Land Types Available
Rural properties in the Riverina encompass exceptional diversity reflecting the region’s varied geography and agricultural heritage. Irrigation properties along the Murray and Murrumbidgee Rivers feature sophisticated infrastructure including channels, pumps, and laser-levelled paddocks, supporting intensive agriculture on holdings typically ranging from 50-500 hectares.
Dryland farming properties dominate the broader landscape, supporting broad-acre cropping and extensive grazing on holdings ranging from 500-5000+ hectares. These properties feature established infrastructure including grain storage, livestock facilities, and substantial machinery sheds developed over generations of farming.
Mixed farming operations combine irrigation and dryland enterprises, providing diversification opportunities and risk management benefits. Many properties throughout the region include established homestead complexes, worker accommodation, and processing facilities supporting value-adding agricultural enterprises.
Demographics & Urban Accessibility in Riverina
Population and Major Centres
The region comprises the regional cities of Wagga Wagga and Griffith and numerous local government areas including Bland, Carrathool, Coolamon, Cootamundra-Gundagai, Hay, Junee, Leeton, Lockhart, Murrumbidgee, Narrandera, Snowy Valleys, Temora and others. This distributed population creates multiple service centres supporting rural communities whilst maintaining authentic agricultural character.
Wagga Wagga serves as the region’s largest city with approximately 57,000 residents, functioning as a major service centre with university facilities, comprehensive healthcare, and extensive retail infrastructure. Wagga Wagga is home to a campus of Charles Sturt University and two major Australian Defence Force establishments.
Griffith, with around 25,000 residents, anchors the Murrumbidgee Irrigation Area and serves as a major agricultural processing centre. Regional centres like Leeton, Temora, and Narrandera provide essential agricultural services including grain marketing, equipment dealers, and livestock facilities.
Distance and Drive Times
Urban accessibility varies across the region’s vast geographical spread, with eastern centres offering reasonable metropolitan access whilst western areas focus primarily on regional connectivity. Key distances from Sydney include:
- Wagga Wagga: 460km (5 hours via M31 Hume Highway)
- Griffith: 540km (6 hours via M31 and B94)
- Hay: 730km (7.5 hours via M31 and B75)
- Albury: 550km (6 hours via M31 Hume Highway)
Regional connectivity between major centres proves excellent, with Wagga Wagga to Griffith requiring 1.5 hours, whilst Griffith to Hay takes 2 hours. This regional integration supports efficient agricultural commerce and service access.
Transport Infrastructure
The region benefits from excellent transport infrastructure supporting agricultural commerce and regional connectivity. The M31 Hume Highway provides the primary Sydney connection through Wagga Wagga, whilst the Sturt Highway (A20) connects Adelaide markets via Wagga Wagga and Hay.
Rail infrastructure includes the Main Southern railway line serving Wagga Wagga with passenger services to Sydney, plus extensive freight networks serving grain and livestock transport. The region’s strategic location provides efficient access to Melbourne, Adelaide, and export ports for agricultural products.
Road transport networks encompass major highways connecting all regional centres, plus extensive rural road systems providing farm-to-market access. The region’s position as a major transport corridor supports efficient product movement to domestic and export markets.
Essential Services
Healthcare infrastructure includes Wagga Wagga Base Hospital providing regional services, Griffith Hospital offering comprehensive care, plus district hospitals and community health centres throughout smaller towns. Rural GP practices serve agricultural areas, whilst specialist services operate from major centres.
Educational opportunities include Charles Sturt University campuses in Wagga Wagga and other centres, TAFE NSW facilities throughout the region offering agricultural and technical training, plus comprehensive schooling in all major towns. Agricultural colleges provide specialised training for farming careers.
Commercial services encompass major retail chains in Wagga Wagga and Griffith, extensive rural merchandise networks serving agricultural enterprises, plus banking, accounting, and legal services supporting farm businesses. Grain marketing facilities and livestock selling centres provide essential agricultural commerce infrastructure.
Riverina Land Use & Agricultural Potential
Soil Types and Crop Suitability
The Riverina features diverse soil types reflecting varied geological formations and topographic positions. Heavy clay soils dominate irrigation areas, particularly around Griffith and Leeton, offering excellent water retention and fertility for rice production, cotton, and intensive horticulture. These soils require careful management but support high-value crop production under irrigation.
Red duplex soils throughout dryland areas provide reliable growing conditions for wheat, barley, canola, and legumes. These soils respond well to modern farming practices including minimum tillage and controlled traffic systems, supporting sustainable broad-acre agriculture.
Sandy loams in elevated areas offer free-draining conditions suited to viticulture, with the region producing significant wine grape tonnages. Riverina wineries make the most wine in NSW, demonstrating the viticultural potential of appropriate soil types.
Alluvial soils along river systems provide exceptional fertility for intensive agriculture, supporting vegetable production, orchards, and high-value crop enterprises serving domestic and export markets.
Water Availability
Water resources represent the Riverina’s greatest agricultural asset, with sophisticated irrigation infrastructure supporting intensive agriculture across extensive areas. The Murray and Murrumbidgee Rivers provide major water sources, distributed through government-owned channels and private pumping systems to irrigation properties.
Irrigation farming in the region covers over 5% of the area, supporting high-value crop production including rice, cotton, vegetables, and permanent plantings. Water trading markets provide flexibility for adjusting allocations to match enterprise requirements and seasonal conditions.
Groundwater resources supplement surface water in many areas, with bore water accessible though quality and yield vary significantly across geological formations. Professional assessment proves essential for properties dependent on groundwater resources.
Rainfall patterns show winter dominance in eastern areas and summer dominance in some western locations, creating opportunities for diverse cropping systems. Average rainfall varies from over 600mm in elevated eastern areas to under 350mm on western plains.
Typical Land Parcel Sizes
Property sizes reflect the region’s agricultural diversity and enterprise requirements:
| Property Type | Size Range | Typical Applications |
| Intensive Irrigation | 50-300 hectares | Rice, cotton, vegetables, permanent crops |
| Mixed Irrigation | 300-800 hectares | Combination irrigation/dryland enterprises |
| Broad-acre Dryland | 800-3000 hectares | Grain production, extensive grazing |
| Large Pastoral | 3000+ hectares | Extensive grazing, integrated operations |
Riverina Self-Sufficiency Considerations
Best Crops for Small-Scale Farms
Irrigation properties throughout the Riverina excel for intensive crop production, with vegetables including onions, carrots, potatoes, and leafy greens performing exceptionally well under controlled water conditions. The region’s established processing and marketing infrastructure supports commercial vegetable production serving domestic and export markets.
Fruit production thrives in suitable locations, with stone fruits, citrus, and table grapes well-suited to the climate and irrigation availability. Many smaller holdings combine fruit production with direct marketing or value-adding activities including wineries and farm gate sales.
Cereal and oilseed production proves viable on smaller dryland holdings, with wheat, barley, canola, and pulses providing reliable returns under appropriate management. Modern precision agriculture techniques enable efficient production on smaller scales than traditionally considered viable.
Pasture systems throughout the region combine improved species including lucerne, phalaris, and annual clovers with native grasslands. These systems support both livestock production and conservation outcomes under appropriate management.
Livestock Viability
Sheep enterprises dominate much of the Riverina’s livestock sector, with prime lamb production proving particularly profitable near processing centres and transport infrastructure. Wool production continues in suitable areas, though market emphasis has shifted toward meat production. Typical stocking rates range from 5-20 sheep per hectare depending on country type and seasonal conditions.
Cattle operations focus primarily on beef production, with breeding enterprises in higher rainfall eastern areas and finishing operations utilising both pasture and crop residues. The region’s grain production provides excellent finishing opportunities for cattle enterprises. Stocking rates typically range from 1-8 cattle per hectare based on feed availability.
Alternative livestock options include goat enterprises for both meat and fibre production, particularly valuable for vegetation management in marginal country. Pig production occurs on some holdings, often integrated with grain enterprises or focused on boutique markets.
Renewable Energy Options
Solar power systems perform exceptionally well across the Riverina, with excellent solar irradiance averaging 5.0-5.5 kWh per square metre daily. The region’s clear skies and low humidity optimise solar panel efficiency throughout the year, making renewable energy particularly attractive for irrigation pumping and agricultural processing.
Wind resources prove variable across the region, with elevated areas offering potential for small-scale wind generation. Commercial wind farm developments have identified several suitable locations, creating opportunities for lease income on appropriate properties.
Grid connectivity varies from excellent in major centres to limited in remote areas, making renewable energy particularly valuable for properties distant from main power infrastructure. Battery storage systems enable effective utilisation of solar resources for irrigation scheduling and energy management.
Water Collection and Storage
Rainwater harvesting provides supplementary water supplies across the region, with tank installations ranging from basic domestic supplies to sophisticated agricultural systems exceeding 200,000 litres capacity. The variable rainfall patterns make water storage essential for both household and agricultural security.
Dam construction opportunities exist on properties with appropriate catchment and soil conditions, though professional design ensures compliance with water authority requirements and maximises storage efficiency. Many properties feature multiple dams serving different purposes including stock water, irrigation storage, and fire protection.
Bore development requires professional assessment due to variable groundwater conditions throughout the region. Successful installations provide reliable water supplies, though treatment may be necessary depending on mineral content and intended use applications.
Connectivity Infrastructure
Internet connectivity includes NBN services across most populated areas, with fixed wireless and satellite options serving rural properties. Connection speeds vary significantly, making early assessment crucial for properties dependent on digital connectivity for business operations or precision agriculture applications.
Mobile phone coverage varies by provider and location, with Telstra generally offering the most comprehensive rural service throughout the region. Properties in remote areas may require signal boosters or satellite communication systems for reliable connectivity.
Digital services support precision agriculture applications increasingly important for competitive farming operations, including GPS guidance, variable rate application systems, and remote monitoring of irrigation and livestock enterprises.
Riverina Regional Sub-Areas & Towns
Eastern Riverina
Wagga Wagga serves as the region’s major service centre with comprehensive educational, medical, and commercial facilities. The surrounding district offers diverse agricultural opportunities from intensive irrigation to extensive dryland enterprises, with excellent transport access to major markets.
Temora provides western access to the grain belt with established agricultural services and transport infrastructure. Properties throughout the district offer reliable broad-acre farming opportunities with good seasonal security and transport connectivity.
Cootamundra combines agricultural services with heritage appeal, serving surrounding mixed farming areas with excellent transport connections to Sydney and Melbourne markets.
Central Irrigation Areas
Griffith anchors the Murrumbidgee Irrigation Area with established processing infrastructure, agricultural research facilities, and comprehensive irrigation services. Properties throughout the district offer intensive agricultural opportunities with sophisticated water infrastructure and marketing systems.
Leeton provides services to the central irrigation area with established agricultural processing and transport facilities. The surrounding district offers both irrigation and dryland farming opportunities with reliable infrastructure support.
Narrandera serves the broader irrigation area with agricultural supplies and services, whilst surrounding areas offer mixed farming opportunities combining irrigation and dryland enterprises.
Western Areas
Hay represents the transition to extensive pastoral country with services supporting large-scale grazing and cropping operations. Properties in this area suit broad-acre enterprises with opportunities for significant scale operations.
Carrathool serves the western pastoral areas with essential services for extensive grazing enterprises. The district offers large holdings at competitive prices with reliable seasonal performance for appropriate enterprises.
Property Prices & Market Data
Current Market Overview
Property values throughout the Riverina reflect agricultural productivity and water security. Premium irrigation properties with established infrastructure typically command $15,000-$40,000 per hectare, whilst exceptional developments with processing facilities or permanent crops may exceed $60,000 per hectare.
Mixed farming properties combining irrigation and dryland enterprises generally range from $8,000-$20,000 per hectare depending on water security, infrastructure quality, and productivity potential. These properties offer excellent diversification opportunities with reliable income streams.
Broad-acre dryland properties provide the most affordable entry points, with productive cropping and grazing country available from $2,000-$8,000 per hectare. These holdings offer opportunities for large-scale operations with competitive establishment costs and expansion potential.
Historical Trends and Investment Outlook
The period from 2019-2024 witnessed substantial appreciation across all property categories. Irrigation properties experienced 25-40% increases driven by water security concerns, strong commodity prices, and improved seasonal conditions following extended drought periods.
Dryland farming properties appreciated 20-35%, reflecting strong grain prices, improved farming practices, and growing recognition of the region’s productive reliability. This appreciation occurred despite challenges including periodic flooding and drought impacts.
Investment drivers include continuing agricultural innovation, infrastructure development including transport upgrades, water security improvements through system modernisation, plus growing demand for food production supporting domestic and export markets.
Legal & Regulatory Considerations
Zoning Classifications
RU1 Primary Production zoning covers most rural areas throughout the Riverina, with minimum lot sizes varying from 40 hectares in intensive areas to 200+ hectares in extensive farming districts. This classification supports diverse agricultural enterprises whilst maintaining productive agricultural use.
RU3 Forestry applies to areas designated for timber production and conservation, typically featuring larger minimum lot sizes and restricted development rights. These areas offer opportunities for alternative land uses including conservation and recreation enterprises.
SP2 Infrastructure applies to irrigation infrastructure and transport corridors, affecting development potential on adjacent properties. Understanding these overlays proves essential for agricultural planning and development proposals.
Water Rights and Environmental Considerations
Water rights encompass complex allocation and trading systems for irrigation enterprises, with licences required for commercial extraction from regulated rivers. Professional advice proves essential for understanding water entitlements and trading opportunities.
Environmental regulations address native vegetation management, with significant protections applying to remnant vegetation communities and riparian zones. Many properties include valuable environmental assets providing both conservation and potential carbon sequestration benefits.
Irrigation enterprises face increasing regulation regarding water use efficiency and environmental impacts, requiring ongoing investment in infrastructure improvements and management systems.
Practical Tips for Buyers looking at riverina
Due Diligence Essentials
Water assessment proves crucial throughout the Riverina due to the fundamental importance of water security for most agricultural enterprises. Professional evaluation should examine water rights and allocations, infrastructure condition and capacity, plus seasonal reliability and trading opportunities. Irrigation properties require particular attention to channel access, pumping systems, and drainage infrastructure.
Soil evaluation requires comprehensive assessment due to significant variation in soil types and agricultural suitability across different areas. Professional soil testing should examine pH levels, salinity concerns, nutrient status, and structural characteristics across representative areas, typically costing $800-1,500 for detailed analysis covering irrigation and dryland areas.
Climate risk assessment should consider both average conditions and extreme event potential, including drought frequency, flood risk, and frost exposure. Long-term rainfall and temperature records provide essential baseline information for enterprise planning and risk management.
Infrastructure evaluation encompasses assessment of buildings, fencing, irrigation systems, and transport access plus capacity for intended enterprises. Irrigation properties often require substantial infrastructure investment, making accurate assessment crucial for financial planning.
Financing Options and Government Support
Rural lending through major banks typically requires 20-30% deposits with interest rates reflecting agricultural risk factors and property types. Irrigation properties may attract more favourable lending terms due to perceived lower risk from water security, whilst extensive dryland operations face higher risk assessments.
Alternative financing includes rural finance specialists, equipment finance for machinery purchases, and water trading arrangements enabling flexible allocation management. Some irrigation districts offer cooperative financing arrangements for infrastructure development.
Government assistance encompasses various schemes supporting sustainable agriculture development, water use efficiency improvements, and renewable energy installation. Export market development grants may support value-adding enterprises and market expansion activities.
Property Inspection Priorities
Agricultural potential assessment requires evaluation of soil types and quality across different zones of the property, existing and potential water resources including allocation reliability, climate suitability for intended enterprises, plus existing infrastructure capacity and condition for planned operations.
Water infrastructure evaluation proves particularly important for irrigation properties, requiring assessment of channel access, pumping systems, on-farm distribution infrastructure, drainage systems, and compliance with irrigation district requirements.
Market access considerations include proximity to transport infrastructure, grain storage and livestock facilities, processing plants for intended crops, plus access to input suppliers and agricultural contractors essential for efficient operations.
Regulatory compliance encompasses zoning appropriateness for intended use, environmental compliance requirements, water licence obligations, plus neighbourhood compatibility with planned enterprises and any development restrictions.
Frequently Asked Questions
Property sizes vary greatly depending on enterprise type and location. Intensive irrigation holdings typically range from 50-300 hectares, providing sufficient scale for rice, cotton, or vegetable production. Mixed farming operations generally span 300-800 hectares, combining irrigation and dryland enterprises. Broad-acre dryland properties range from 800-3,000+ hectares, supporting grain production and extensive grazing systems.
Water security represents the fundamental factor determining agricultural potential and property values throughout the Riverina. Irrigation properties with reliable water allocations command premium prices and support intensive high-value agriculture, whilst dryland properties rely on seasonal rainfall and require different enterprise approaches. Water trading markets provide flexibility for adjusting allocations to match enterprise requirements.
The region supports diverse agricultural enterprises including broad-acre grain production, intensive irrigation crops like rice and cotton, livestock production, and emerging opportunities in renewable energy and carbon sequestration. The established infrastructure, transport networks, and processing facilities create opportunities for both production and value-adding enterprises serving domestic and export markets.
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