Australian acreage property markets are reshaping in 2026 as infrastructure investment, remote work stability, and population flows drive demand toward specific regional corridors. Buyers seeking hobby farms and lifestyle blocks face a changed landscape where traditional acreage hotspots have priced out many households, whilst emerging towns offer balanced opportunities for self-sufficient living within commuting distance of capitals. This guide examines which acreage towns show strongest potential in 2026, what infrastructure projects are influencing these markets, and how to evaluate emerging areas before committing to purchase.
What Makes a Town an Emerging Acreage Hotspot in 2026
Several measurable factors distinguish genuinely emerging acreage areas from speculative markets.
90-minute commuter radius
The practical limit for regular city access sits around 90 minutes one-way travel time. Beyond this distance, weekly city trips become burdensome enough to discourage purchase unless buyers commit to complete lifestyle change. Within this radius, buyers maintain options for occasional city employment, specialist medical appointments, and family connections.
Infrastructure projects extending transport corridors are expanding this 90-minute zone for several regions. Towns previously considered too distant now fall within acceptable commuting ranges due to road upgrades or improved public transport.
Population inflows creating demand pressure
Areas experiencing net internal migration from capital cities show genuine demand rather than speculative interest. Western NSW towns like Hay saw 40.3% land value increases in 2025, driven by people seeking greater affordability including hobby farms. Median house prices around $250,000 in Hay and $125,000 in Brewarrina demonstrate extreme affordability attracting buyers priced out of traditional acreage areas.
Regional NSW residential land values increased 3% on average in 2025, with specific towns far exceeding this average where genuine buyer demand concentrates.
Infrastructure investment patterns
Government and private infrastructure spending signals confidence in regional growth. Bundaberg’s $1.2 billion hospital construction and $20 million port upgrade represent substantial commitments supporting population growth. Townsville’s emergence as Australia’s Port of the Year and $12 billion in commodity exports demonstrate economic foundations supporting sustainable property demand.
Bathurst’s industrial market experienced very strong uplift influenced by available supply and strong demand, with recent land releases in Kelso industrial estate rapidly taken up and improved.
Increasing hobby-farm listings indicating supply response
Growing numbers of small acreage subdivisions (2-20 hectares) indicate developers perceive sustained demand. Areas where listing volumes increase whilst days on market remain stable or decrease show healthy markets absorbing new supply.
Conversely, regions with surging listings and extended days on market suggest oversupply or weakening demand.
Balanced price growth suggesting sustainable markets
Extreme price movements in either direction create risks. Hay’s 40% growth in one year likely represents catch-up from historically depressed values rather than sustainable annual appreciation. More moderate growth of 10-20% annually over several years indicates genuine demand growth without speculative excess.
Towns experiencing 5-15% annual growth whilst maintaining reasonable affordability relative to capital cities demonstrate sustainable trajectories.
Reliable water, soil quality, and essential services
Acreage buyers prioritize agricultural potential and self-sufficiency. Towns with secure water allocations, mixed soil types suitable for diverse agriculture, and reliable rainfall patterns attract serious hobby farmers rather than speculative buyers.
Access to agricultural supplies (feed, fertiliser, fencing), veterinary services, and local tradespeople familiar with rural properties matters significantly for practical acreage living.
Climate resilience considerations
Bushfire, flood, and drought risks increasingly influence purchase decisions. Liverpool Plains recorded 17.9% land value increases in 2025 driven by continuing strong demand for good quality, fertile farming land with black soils in well-regarded, tightly held areas with limited supply. The region’s reliable agricultural productivity and lower bushfire exposure attract buyers seeking resilience.
Best Acreage Towns Within 90 Minutes of Capital Cities
These regions offer practical commuting access whilst providing genuine acreage lifestyle opportunities.
Sydney region
Southern Highlands fringe
Towns beyond the established Southern Highlands core (Bowral, Mittagong, Moss Vale) offer acreage at more accessible prices whilst maintaining the region’s climate advantages.
Emerging areas: Taralga (90 minutes southwest), Crookwell (100 minutes but improving with road upgrades), Binda and surrounding localities
Key factors: Reliable rainfall (650-850mm annually), cool-climate agriculture opportunities, established farming community, some bushfire exposure requiring careful site selection
Land prices: Larger acreage blocks (10-40 hectares) available from $400,000-800,000 depending on improvements and location
Limitations: Distance pushes beyond ideal 90-minute radius for some locations, limited employment locally requires genuine remote work or retirement income
Lower Hunter outskirts
Areas beyond the established Hunter wine country provide space at lower entry points.
Emerging areas: Dungog surrounds, upper Paterson Valley, Gloucester fringes
Key factors: Moderate rainfall (800-1000mm), mixed farming potential, stronger bushfire exposure requires assessment, improving road access to Newcastle and Sydney
Land prices: Varied, from $300,000 for basic bush blocks to $1 million+ for improved properties
Infrastructure: Ongoing road upgrades improving Sydney access times, NBN fixed wireless improving connectivity
Melbourne region
Melbourne’s outer growth corridors including Melton, Wyndham, Donnybrook and Mickleham are experiencing population growth and infrastructure investment, though these represent smaller residential blocks rather than genuine acreage.
West Gippsland
Established region experiencing renewed interest as Melbourne expands.
Emerging areas: Warragul outskirts, Longwarry, Buln Buln, Drouin fringes
Key factors: Reliable rainfall (800-1100mm), excellent soil for mixed farming, established agricultural services, good road and rail access to Melbourne
Land prices: Small acreage (2-10 hectares) from $400,000-700,000, larger holdings $800,000-1.5 million
Growth drivers: Gippsland line train services providing commuter options, ongoing road improvements, strong agricultural tradition
Macedon Ranges fringes
Areas beyond the premium Macedon townships offer acreage with accessibility.
Emerging areas: Lancefield, Romsey outskirts, Riddells Creek fringes, Woodend surrounds
Key factors: Moderate rainfall (600-800mm), cool-climate opportunities, strong bushfire management requirements, established infrastructure
Land prices: Premium pricing due to proximity and amenity, small acreage from $600,000-1 million+
Considerations: Bushfire exposure is significant, careful site selection essential, premium prices limit entry for many buyers
Northern corridor
Kilmore to Broadford region expanding with Melbourne growth.
Emerging areas: Kilmore outskirts, Pyalong, Broadford fringes, Wallan surrounds
Key factors: More affordable than Macedon Ranges, improving infrastructure, mixture of agricultural and residential development
Land prices: Small acreage from $400,000-700,000, reasonable entry point for Melbourne acreage
Growth drivers: Hume Highway access, future rail extensions proposed, growing commercial services
Brisbane region
Brisbane’s 2032 Olympic Games infrastructure investment continues driving regional growth. New Beith project will open 2000 lots in a fast-growing corridor, though this represents smaller lifestyle blocks rather than traditional acreage.
Scenic Rim
Established acreage region with ongoing demand.
Emerging areas: Boonah surrounds, Kalbar, Aratula, Moogerah
Key factors: Reliable rainfall (750-1000mm), excellent agricultural potential, World Heritage proximity, strong community, moderate bushfire exposure
Land prices: Small acreage from $450,000-800,000, larger holdings $800,000-1.5 million
Infrastructure: Cunningham Highway upgrades improving Brisbane access, expanding services in main towns
Upper Lockyer
Fertile valley region recovering from historical flood events with improved infrastructure.
Emerging areas: Gatton outskirts, upper valley localities
Key factors: Extremely fertile soil, reliable water, established agricultural services, flood exposure in some areas requires careful assessment
Land prices: Variable based on flood risk assessment, $400,000-900,000 for acreage blocks
Growth drivers: Agricultural productivity, improving flood mitigation infrastructure, Brisbane proximity
Sunshine Coast hinterland fringes
Areas beyond the premium hinterland townships.
Emerging areas: Conondale, Maleny outskirts, Kenilworth surrounds
Key factors: High rainfall (1200-2000mm), subtropical growing conditions, established tourism economy, premium pricing
Land prices: Small acreage from $600,000-1 million+, larger holdings $1 million+
Considerations: Premium prices, high rainfall suits some agriculture but challenges others, bushfire and flood risks in specific locations
Adelaide region
Adelaide’s steady population growth and water infrastructure development support selected acreage areas.
Adelaide Hills edges
Areas beyond premium Hills townships.
Emerging areas: Nairne surrounds, Mount Barker outskirts, Meadows area
Key factors: Moderate to low rainfall (500-700mm), irrigation often necessary, cool-climate opportunities, established services
Land prices: Small acreage from $500,000-900,000, influenced by proximity to Adelaide
Growth drivers: Tea Tree Gully, Holdfast Bay, Salisbury, Mount Barker and Playford council areas showing strong demand
Fleurieu hinterland
Beyond premium coastal areas.
Emerging areas: Myponga, Second Valley surrounds, inland localities
Key factors: Variable rainfall (500-800mm), mixed farming traditions, lower prices than coastal areas, moderate accessibility
Land prices: Acreage from $400,000-800,000 depending on location and improvements
Infrastructure: Victor Harbor to Goolwa saw 11.6% annual growth reaching $710,064 median, demonstrating region’s appeal though coastal rather than acreage focused
Perth region
Perth property market strength continues with listings 45% below 5-year average creating tight conditions. This scarcity extends to acreage markets.
Serpentine-Jarrahdale
Established acreage area south of Perth.
Emerging areas: Serpentine township surrounds, Jarrahdale localities, Byford outskirts
Key factors: Moderate rainfall (750-1000mm), reasonable agricultural potential, good road access, increasing services
Land prices: Small acreage from $500,000-900,000, strong demand driving prices higher
Growth drivers: Perth’s overall market strength, limited acreage supply, improving infrastructure
Chittering
Northern acreage region with rural character.
Emerging areas: Chittering township surrounds, Muchea fringes
Key factors: Lower rainfall (550-750mm), more affordable than southern regions, genuine rural atmosphere
Land prices: Acreage from $400,000-700,000, more accessible entry point
Considerations: Distance from Perth increasing, requires commitment to rural lifestyle
Gingin fringes
Further north but improving accessibility.
Emerging areas: Gingin outskirts, surrounding localities
Key factors: Moderate to low rainfall (600-800mm), agricultural traditions, more remote but affordable
Land prices: Acreage from $350,000-600,000, genuine affordability for larger holdings
Limitations: Distance from Perth requires strong remote work or retirement income, limited local services
Hobart region
Tasmania’s acreage markets operate differently due to the island’s scale and character.
Huon Valley upper areas
Beyond the established Huonville township.
Emerging areas: Geeveston surrounds, upper valley localities, Ranelagh area
Key factors: High rainfall (1000-1400mm), temperate conditions, established fruit growing and timber traditions
Land prices: Small acreage from $400,000-700,000, larger holdings $700,000-1 million
Growth drivers: Hobart proximity, agricultural potential, lifestyle appeal
Sorell hinterland
East of Hobart with improving access.
Emerging areas: Sorell township outskirts, surrounding rural areas
Key factors: Moderate rainfall (550-750mm), mixed farming opportunities, flat to rolling country, improving infrastructure
Land prices: Acreage from $350,000-600,000, more affordable than other Hobart-adjacent areas
Infrastructure: Road upgrades improving Hobart connection, expanding commercial services
Towns With Rising Small-Farm and Homestead Interest
Key drivers of hobby-farm demand
Remote work stability
The transition from pandemic-forced remote work to established flexible arrangements continues supporting regional property demand. Unlike the 2020-2021 rush, current buyers demonstrate more measured decision-making with proven remote work arrangements rather than speculative hopes.
Employers accepting permanent hybrid or remote arrangements provide confidence for regional relocation. Buyers increasingly verify employment arrangements comprehensively before purchasing, reducing risk of forced returns to cities.
New small producers
Growth in farmers’ markets, artisanal food production, and direct-to-consumer agricultural models creates economic opportunities in acreage towns. Towns supporting small-scale commercial agriculture through friendly council regulations and existing producer networks attract entrepreneurial buyers.
Regions with established farmers’ markets, food hubs, and tourism economies provide established sales channels for new small producers. Areas lacking these support structures present challenges for agriculture-based income generation.
School and health access
Acreage buyers with families prioritize education access. Towns with strong local schools (both primary and secondary) or reasonable access to multiple schools attract family buyers. Areas requiring 30+ minute school runs present challenges for daily family logistics.
Access to general medical services, pharmacies, and reasonable access to hospital services matters increasingly for aging demographics considering acreage properties for retirement. Towns offering local GP services and within 45-60 minutes of hospitals demonstrate adequate health infrastructure.
Water security advantages
Towns with secure water allocations, reliable rainfall, or access to irrigation schemes attract buyers focused on productive agriculture. Conversely, areas with severe water restrictions, limited bore water access, or drought-prone rainfall patterns deter serious agricultural pursuits.
Liverpool Plains’ 17.9% land value increase driven by demand for fertile farming land demonstrates how agricultural productivity and water reliability drive value.
Council attitudes toward agricultural use
Local government planning attitudes significantly affect acreage liveability. Councils supportive of hobby farming, home-based food production, and reasonable animal keeping attract buyers seeking self-sufficient lifestyles.
Councils with restrictive attitudes toward livestock, outbuildings, or agricultural activities frustrate hobby farmers and reduce property appeal. Research council planning schemes and recent development application outcomes before purchasing.
Example towns showing increased interest
Bathurst surrounds (NSW): Moderate growth (13.8%) driven by strong demand, strategic location, and diversified economy. Infrastructure investment and proximity to regional centre support sustained interest.
Cowra area (NSW): Strong increase (21%) driven by low value base, affordability, and position as agricultural service hub. Genuine affordability attracts buyers seeking productive acreage.
Cabonne region (NSW): Strongest regional increase (24.2%) driven by strategic location serving agricultural communities, affordability from low base, and increasing demand from lifestyle buyers.
Singleton area (NSW): Growth (20.2%) influenced by renewed mining activity and emerging employment markets, though mining-dependent economies present risks.
Muswellbrook surrounds (NSW): Strong increase (16.6%) from similar drivers to Singleton, with energy sector employment opportunities.
Murray Bridge area (SA): 19% growth with $456,736 median, supported by River Murray amenity and regional infrastructure. Affordable entry point with established services.
Warwick region (QLD): 18.9% growth with $468,337 median, demonstrating appeal of affordable rural lifestyle in southern Queensland.
Macedon Ranges (VIC): Established acreage region maintaining strong demand despite higher prices, demonstrating enduring appeal of climate, soil quality, and Melbourne proximity.
Infrastructure Projects Shaping Acreage Demand in 2026
Road upgrades improving accessibility
Faster city access reducing effective distance
Upgraded highways reduce travel time, expanding the practical 90-minute radius. Even 10-15 minute time savings make previously marginal towns viable for regular commuting.
NSW examples: Regional road upgrades across western NSW improving Sydney and regional centre access. Communities benefiting from improved transport links experience increased property demand as accessibility improves.
Queensland examples: Cunningham Highway upgrades improving Brisbane access to Scenic Rim region. Continued investment supporting regional connectivity.
Victoria examples: Gippsland road improvements reducing Melbourne travel times for established acreage areas.
Freight access supporting small producers
For acreage buyers planning commercial agriculture, freight access matters significantly. Upgraded roads reduce transport costs for moving produce to markets, improving economic viability of small-scale farming.
Regions with good freight road networks and proximity to distribution hubs provide advantages for market garden operations, small-scale livestock production, and value-added food manufacturing.
Rail projects extending commuter reach
New or upgraded commuter services
Victoria’s Gippsland line provides established commuter rail supporting acreage towns along the corridor. Proposed extensions and service improvements influence property demand in served communities.
NSW Northern Line upgrades and proposed extensions affect towns within the rail corridor, though services remain limited compared to established metropolitan networks.
Queensland’s planned rail extensions supporting Olympic Games infrastructure may eventually extend commuter service reach, though primary focus remains on metropolitan expansion.
Outer-suburb growth pressure
As rail services extend into outer suburbs, development pressure pushes into adjacent rural areas. This transitions some traditional acreage zones into residential subdivisions, whilst pushing genuine acreage demand further out along transport corridors.
Melbourne’s northern growth corridor and Sydney’s western expansion demonstrate this pattern, with established acreage areas gradually transitioning to residential whilst new acreage demand emerges in the next ring of towns.
Digital infrastructure enabling remote work
NBN fixed wireless upgrades
Improved fixed wireless services expand areas suitable for remote professional work. Upload speeds matter significantly for video conferencing and cloud-based work. Areas receiving NBN fixed wireless upgrades become viable for remote workers previously requiring fixed-line connections.
Check specific address NBN availability and speeds rather than assuming regional coverage. Service quality varies substantially even within fixed wireless zones.
New mobile towers supporting connectivity
Mobile coverage expansion enables remote work and modern farm management. Areas previously lacking reliable mobile service gain connectivity, improving liveability and work options.
Western NSW and regional Queensland examples show ongoing investment in mobile infrastructure supporting previously underserved communities. This investment follows rather than leads population growth, but improves viability once established.
Towns Ideal for Self-Sufficiency
Criteria for self-sufficient acreage living
Water rights and availability
Secure water access forms the foundation of self-sufficient agriculture. Evaluate:
Rainfall: Minimum 600mm annually supports basic self-sufficiency, 800mm+ provides comfortable margins, 1000mm+ enables diverse agriculture without irrigation
Bore water access: Depth to water table, yield capacity, water quality (salinity, mineral content)
Dam capacity: Site potential for farm dam construction, catchment area, climate-appropriate sizing
Water licenses: Understand local water extraction rules, license requirements, and restrictions
Towns in high-rainfall areas or with reliable bore water provide better self-sufficiency potential than drought-prone, low-rainfall regions without groundwater access.
Local feed and supply access
Self-sufficient properties still require external inputs. Proximity to agricultural suppliers affects costs and convenience:
Stock feed availability: Local grain, hay, and pellet supply for livestock
Fertiliser and amendments: Reasonable access to soil inputs without excessive transport
Fencing and building supplies: Local availability reduces project costs
Agricultural services: Vets, farriers, livestock agents, machinery repair
Towns serving established farming communities provide better access than isolated rural pockets without agricultural tradition.
Soil improvement potential
Few properties offer perfect soil initially. Evaluate improvement potential:
Existing soil type: Clay, sandy, loam characteristics affect agricultural use
Drainage: Waterlogging issues, natural drainage patterns
Contamination history: Previous agricultural chemical use, industrial activity
Amendment availability: Local access to compost, manure, lime, gypsum
Properties with reasonable base soil that improves through organic matter addition and appropriate management provide better long-term value than severely compromised sites.
Space for livestock and diverse agriculture
Self-sufficient properties typically include:
Small livestock (chickens, ducks, sheep, goats): Minimum 1-2 hectares for basic numbers
Larger livestock (cattle, horses): Minimum 2-4 hectares per animal depending on pasture quality
Gardens and orchards: 0.25-0.5 hectares provides substantial production
Infrastructure space: Sheds, equipment, processing areas require additional space
Properties of 5-10 hectares provide genuine self-sufficiency potential. Smaller blocks (2-4 hectares) support partial self-sufficiency. Larger holdings (10-40 hectares) enable more extensive agriculture or livestock operations.
Local builder and tradesperson availability
Self-sufficient properties require ongoing building and infrastructure work. Towns with local builders, electricians, plumbers, and fencers familiar with rural properties provide substantial advantages over areas requiring trades to travel long distances.
Expect higher per-hour costs in remote areas and difficulty booking trades during busy periods. Towns with established rural building industries provide better service access.
Towns demonstrating self-sufficiency advantages
Yass area (NSW): Reliable rainfall (600-750mm), mixed farming traditions, reasonable agricultural services, proximity to Canberra provides market access. Land prices are moderate but increasing.
Goulburn surrounds (NSW): Higher rainfall (650-850mm), established agricultural services, good road access, cooler climate suits diverse production. Premium pricing near town, more affordable further out.
Armidale region (NSW): High-altitude cool climate (700-850mm rainfall), strong agricultural tradition, university town provides services and community. Genuine self-sufficiency potential.
Upper Lockyer Valley (QLD): Exceptional soil fertility, reliable water, established agricultural economy. Flood-affected areas discounted, creates opportunities for careful buyers.
Stanthorpe surrounds (QLD): Cool granite belt climate, established specialty agriculture, good rainfall (700-900mm), tourism economy supports direct sales. Premium prices reflect desirability.
Daylesford surrounds (VIC): High rainfall (800-1100mm), established alternative lifestyle community, good agricultural potential. Premium pricing limits accessibility.
Mansfield area (VIC): Moderate rainfall (750-900mm), alpine fringe advantages, established agricultural services, growing interest from Melbourne buyers seeking self-sufficiency.
Mount Barker surrounds (SA): Adelaide Hills extension, moderate rainfall (600-750mm, irrigation valuable), established agricultural services, growing community.
Denmark-Walpole corridor (WA): South coast high rainfall (900-1200mm), temperate conditions, established alternative agriculture, distance from Perth requires commitment.
Huon Valley (TAS): High rainfall (1000-1400mm), temperate conditions, established specialty agriculture, excellent self-sufficiency potential. Limited land availability increases prices.
2026 Acreage Buying Recommendations
What to prioritise in property selection
Water security assessment
Investigate water access thoroughly:
Rainfall records: Check Bureau of Meteorology historical data, not just averages but also drought frequency and severity
Bore logs: Request bore records from current owners, check depth, yield, and water quality reports
Dam capacity: Evaluate existing dams and potential new dam sites using catchment area and rainfall data
Water licenses: Understand current licenses, transfer processes, and ongoing costs or restrictions
Water limitations constrain self-sufficiency more than any other single factor. Properties with marginal water access during normal conditions become unviable during droughts.
Bushfire risk evaluation
Australian bushfire exposure requires serious assessment:
Bushfire Attack Level (BAL) rating: Understand property’s BAL rating and building requirements
Surrounding vegetation: Forest, woodland, grassland fire behavior differs significantly
Terrain and aspect: Slopes, ridges, valleys affect fire behavior and defendability
Access: Multiple escape routes, fire service access, defendable space around buildings
High bushfire risk properties require specific building standards, ongoing vegetation management, and acceptance of evacuation scenarios. Factor these ongoing costs and constraints into decisions.
Soil type and agricultural potential
Soil tests: Conduct professional soil testing for pH, nutrient levels, and contaminants before purchase
Topsoil depth: Shallow topsoil limits agricultural productivity and increases improvement costs
Erosion assessment: Identify erosion issues, stabilization requirements
Agricultural history: Research previous land use, understand successes and challenges
Properties with reasonable base soil that improves with management provide better value than severely degraded or naturally poor sites requiring extensive amendment.
Local council planning rules
Research council attitudes and regulations:
Minimum lot sizes: Understand subdivision constraints and future development potential or restrictions
Animal keeping: Verify livestock permissions, numbers allowed, setback requirements
Building approvals: Research council’s approach to outbuildings, sheds, and dwellings
Agricultural activity: Confirm permissions for intended agricultural uses
Contact council planning departments directly with specific questions. Review recent development applications for similar properties to understand practical outcomes.
Access quality and property slope
Road access: Sealed, gravel, or dirt road access affects usability and costs during wet weather
Road maintenance: Council maintained, private road, or own maintenance responsibility
Internal access: Property access within boundaries, watercourse crossings, steep sections
Slope implications: Gentle slopes (2-10%) ideal for most agriculture, steeper slopes limit uses and increase erosion management
Properties requiring extensive access works or with difficult internal terrain present challenges and ongoing costs.
Proximity to essential services
Evaluate distance to necessary services:
Daily essentials: Grocery shopping, fuel, basic supplies
Medical services: GP access, pharmacy, emergency services response times
Schools: If relevant, research quality and accessibility
Specialist services: Distance to regional centres for specialist medical, veterinary, or other services
Properties requiring 45+ minutes for basic shopping create friction in daily life. Carefully consider actual service requirements versus tolerance for remoteness.
How to judge whether a town will grow
Listing turnover and market velocity
Active markets show properties selling within reasonable timeframes (30-90 days for acreage). Markets with extended listings (120+ days) suggest oversupply or weakening demand.
Monitor listing volumes over 6-12 months. Increasing listings with stable days-on-market suggests healthy demand growth. Surging listings with extending sale times indicates softening demand.
Days on market trends revealing demand strength
Shortening days-on-market indicates strengthening demand. Properties selling within 30-60 days demonstrate active buyer interest.
Extending days-on-market suggests weakening demand. Properties sitting 120+ days indicate buyer caution or oversupply.
Compare current days-on-market to historical patterns for the specific town. Seasonal variations affect acreage markets, so compare similar seasons across years.
New families and population demographics
Growing communities show increasing school enrollments, new family services, and expanding youth activities. Declining or aging-only populations lack vitality and future demand drivers.
Visit towns multiple times at different hours. Active main streets, busy schools, and occupied houses indicate healthy communities. Empty shops, declining schools, and vacant houses suggest population decline.
Growth in small food producers
Expanding farmers’ markets, new food businesses, and growing agricultural diversity demonstrate economic opportunity and community vitality. Towns supporting small producers through markets, food hubs, and tourism create opportunities for acreage buyers pursuing agricultural income.
Established and growing producers networks indicate viable markets for acreage-based enterprises. Towns lacking these networks require buyers to create distribution channels independently.
Local infrastructure investment density
Infrastructure investment follows population growth but also enables it. Towns receiving road upgrades, school expansions, health facility improvements, or commercial development demonstrate confidence from government and business.
Announced projects matter less than commenced or completed works. Verify infrastructure projects have funding and realistic timelines rather than speculative proposals.
Due Diligence Checklist for Acreage Purchases
Comprehensive due diligence prevents costly mistakes. This checklist covers essential investigations.
Check flood overlays and historical flooding
Council flood mapping: Review official flood overlays, understand flood planning levels
Historical flood events: Research past flooding, understand frequency and severity
Drainage patterns: Observe natural drainage, identify potential ponding areas
Flood mitigation: Assess any flood protection works, levees, or drainage improvements
Properties in flood-prone areas may face insurance difficulties, resale challenges, and potential damage. Factor flood risk into purchase price and ongoing costs.
Understand bushfire codes and BAL ratings
BAL assessment: Obtain professional BAL assessment if not already completed
Building implications: Understand construction requirements for rated BAL level
Insurance availability: Verify insurance companies will cover the property at reasonable cost
Asset Protection Zones: Understand vegetation clearing requirements around buildings
High BAL ratings significantly increase building costs and limit design options. Factor these constraints into property value assessments.
Review soil maps and conduct testing
Government soil maps: Review available soil data from agriculture departments
Professional soil testing: Conduct comprehensive testing for pH, nutrients, contaminants
Soil structure: Assess physical soil characteristics, drainage, compaction
Agricultural advisor: Consider engaging agronomist or soil specialist for properties intended for commercial agriculture
Soil quality fundamentally affects property value for agricultural use. Poor soil that improves with management differs from contaminated or naturally barren soil requiring extensive intervention.
Verify water licenses and extraction rights
Existing licenses: Confirm all water licenses transfer with property
License conditions: Understand extraction limits, seasonal restrictions, monitoring requirements
Bore permits: Verify bore construction approvals and compliance
Future development: Check potential to obtain additional licenses or drilling permits
Water rights separate from land ownership in many jurisdictions. Verify all water entitlements clearly before completion.
Inspect easements and access arrangements
Registered easements: Review title for all easements, understand implications
Access easements: If property accessed via easement, verify maintenance responsibilities and costs
Utility easements: Understand restrictions on building or planting in easement areas
Neighbor access: Check if property provides access to other parcels, verify arrangements
Easements affect property use and value. Understand all easement implications before purchasing.
Research council zoning and development rules
Current zoning: Verify property’s zoning designation and permitted uses
Minimum lot size: Understand subdivision potential or constraints
Building approvals: Research council’s development assessment processes and timeframes
Agricultural permits: Confirm permissions for intended livestock or agricultural uses
Contact council planning departments with specific questions. Obtain written confirmation of critical permissions where possible.
Verify power connection and NBN availability
Power supply: Confirm connection availability and costs for new connections if required
NBN service: Check specific address for NBN availability and service type (fixed line, fixed wireless, satellite)
Mobile coverage: Test actual mobile signal strength at various locations on property with your specific provider
Alternative power: Consider solar/battery systems for properties with expensive or unavailable grid connection
Remote properties may face substantial power connection costs ($10,000-50,000+ for distances exceeding 1-2 km). Verify costs before purchase.For more guidance on rural property purchase and management, explore Grainshed’s comprehensive resources. Learn about living off-grid systems and infrastructure for properties without mains services. Review our property cost breakdowns for realistic budget planning. Check our detailed due diligence guides for step-by-step property assessment. Discover self-sufficiency setup strategies for establishing productive acreage properties.
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