How to Buy Farm Land in NSW: Best Regions 2025

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How to Buy Farm Land in NSW

Buying farm land in NSW requires understanding both the general Australian property market and NSW-specific requirements. This guide covers everything from choosing the right region to navigating NSW’s unique water rights, zoning laws, and stamp duty rates.

We have a very handy general guide here on how to buy farm land as well as a simple checklist you can follow if you’re considering buying.

NSW Farm Buying Quick Start Checklist

Research NSW water licensing through WaterNSW
Check zoning regulations with local councils (RU1, RU2, R5 most flexible)
Calculate NSW stamp duty (concessions available for primary producers)
Verify Native Title through National Native Title Tribunal
Assess flood risk via NSW FloodPlain Management

New to farm buying? Read our comprehensive How to Buy a Farm in Australia guide for the complete step-by-step process.

If you’re considering buying farmland or acreage in New South Wales in 2025, you’re not alone. As the demand for self-sufficient living, regenerative agriculture, and lifestyle-based property investment grows, regional NSW continues to offer a compelling mix of opportunity and livability.

But not all land is created equal and choosing where to buy isn’t just about how green the pastures look on the listing photos. It’s about understanding what the land can give back to you, both economically and personally, over time. That means factoring in cost per hectare, distance to major infrastructure, soil and water conditions, local communities, and future land value potential.

In this guide, we explore some of the most promising regions across NSW for farm and acreage buyers in 2025, from fertile inland valleys to coastal hinterlands, so you can make a clear, confident decision.

NSW-Specific Considerations for Farm Buyers

Water Rights in NSW

NSW operates under a regulated water system where water access licences are separate from land titles. Key points:

Water Access Licences (WAL) are required for bore water, river extraction, or dam construction
Water allocation varies annually based on dam levels and environmental needs
Groundwater requires separate licensing through WaterNSW
Transfer regulations mean water rights may not automatically transfer with property

Action: Always verify current water licences and allocation history before making an offer.

NSW Stamp Duty & Concessions

NSW offers specific concessions for primary producers:

First Home Buyer Scheme may apply to rural properties under certain conditions
Primary Producer concessions available for working farms
Foreign buyer surcharge of 8% applies to overseas purchasers
Standard rate: 5.5% on properties over $3 million

Calculate your costs: Use the NSW Revenue stamp duty calculator for accurate estimates.

Zoning & Development Rights

NSW rural zoning affects what you can build and operate:

RU1 (Primary Production): Broadest agricultural uses
RU2 (Rural Landscape): Some restrictions on intensive agriculture
R5 (Large Lot Residential): Lifestyle blocks with dwelling rights
E-zones: Environmental protection may limit farming activities

Check before buying: Contact local councils for Development Control Plans (DCP) and Local Environmental Plans (LEP).

Why Buy Acreage or Farmland in NSW?

New South Wales is a standout state when it comes to agricultural diversity. From viticulture and grazing to cropping, poultry, and permaculture systems, the land here adapts well to a wide range of uses. Whether you’re a seasoned producer, a tree-changer chasing more space, or an investor looking to bank long-term value, NSW offers options to suit different goals and budgets.

In 2025, we’re seeing strong momentum behind regional infrastructure, digital connectivity, and water security measures. The result? A more resilient and productive landscape—one where quality land still exists within a few hours of Sydney or Canberra, if you know where to look.

Summarising the Best NSW Regions to Buy Farmland in 2025

Region	Key Towns	Cost p. Acre (2025)	Climate & Conditions	Who It’s Good For	Lifestyle Notes
Southern Tablelands	Goulburn, Crookwell	$7,000 – $15,000	Cool temperate; 600–900mm rainfall; winter frosts and light snow.	Cattle, sheep, cool-season veg, small-scale viticulture.	Rolling high country, close-knit communities, Goulburn as a regional hub.
Northern Rivers	Lismore, Kyogle, Casino	$9,000 – $18,000	Subtropical; 1,200–1,800mm rainfall; long growing season; fertile volcanic soils.	Tropical fruits, macadamias, herbs, permaculture, small animals.	Creative, sustainability-focused; strong co-ops and paddock-to-plate networks.
Riverina	Temora, Narrandera, Wagga Wagga	$2,500 – $6,000	Hot summers, cool winters; 400–600mm rainfall; irrigation common; red loams and grey clays.	Grain, sheep, cattle fattening, irrigated cropping.	Practical, high-output farming area; strong infrastructure; business-first mindset.
Mid-Western Slopes	Mudgee, Rylstone, Gulgong	$8,000 – $14,000	Mild to warm temperate; 600–800mm rainfall; varied elevation; good for vineyards and orchards.	Grapes, olives, sheep, mixed horticulture, agritourism.	Food and wine culture; weekend getaway potential; balanced rural-urban feel.
New England High Country	Armidale, Walcha, Uralla	$4,000 – $10,000	Cool climate; 800–1,100mm rainfall; frosts and snow; elevated with lower pest pressure.	Sheep, wool, berries, truffles, eco-farming.	Educational access, cultural depth, strong regional identity and community.
South Coast Hinterland	Bega Valley, Cobargo, Tilba Tilba	$10,000 – $20,000	Temperate coastal; 700–1,000mm rainfall; mild winters; moderated temperatures by the ocean.	Dairy, market gardens, honey, niche foods, artisan cheese, regenerative farming.	Creative and sustainability-minded communities; access to both coast and country; strong recovery culture post-bushfires.

1. The Southern Tablelands: Goulburn, Crookwell & Surrounds

Just two hours south-west of Sydney, the Southern Tablelands region—centred around Goulburn and stretching north-west through Crookwell—is a long-time favourite for those seeking cooler climates, reliable rainfall, and proximity to major transport routes.

Cost

Expect to pay anywhere from $7,000 to $15,000 per acre, depending on proximity to services and water licenses. Larger holdings often attract lower per-acre pricing, especially west of Crookwell.

Climate & Conditions

Cool temperate with four distinct seasons. Winter frosts and light snowfall are common. Rainfall averages between 600mm and 900mm annually, supporting both grazing and cool-season crops.

Access & Infrastructure

The region benefits from strong road and rail links to both Sydney and Canberra. Goulburn itself has schools, healthcare, and local government support for small-scale farming ventures.

Who It’s Good For

Buyers interested in cattle, sheep, cool-season vegetables, or small-scale viticulture. This region also suits people who want to commute occasionally to Sydney but live immersed in a rural setting.

Lifestyle Notes

Crookwell is known for its close-knit farming community and high-quality wool production, while Goulburn offers a more established regional centre feel. The landscape is rolling, scenic, and distinctly “high country” in feel, making it ideal for those seeking both productivity and aesthetics.

Buying Considerations for Southern Tablelands

Council areas: Goulburn Mulwaree, Upper Lachlan Shire
Water sources: Bore water common, some river frontage available
Zoning: Mostly RU1 with good development flexibility
Market trends: Strong demand from Sydney buyers keeping prices firm
Due diligence: Check frost drainage and soil types for intended use

2. The Northern Rivers: Lismore, Kyogle & Casino Hinterland

The Northern Rivers region has long drawn attention for its lush, subtropical landscape, community-minded culture, and abundance of natural resources. In 2025, it remains one of NSW’s most desirable areas for buyers looking to blend productivity with lifestyle—particularly those leaning into regenerative farming, permaculture, or agroforestry.

Cost

Prices vary significantly depending on proximity to Byron Bay or the coast, but inland from Lismore and into Kyogle Shire, acreage sits around $9,000 to $18,000 per acre. Fertile blocks with creek access and sealed road frontage attract a premium.

Climate & Conditions

This is subtropical farming country, with long growing seasons and high annual rainfall (1,200mm–1,800mm). The rich red volcanic soils around Nimbin and Clunes are particularly prized. Drought risk is lower here compared to inland regions, but flood awareness is essential—particularly in low-lying areas near Lismore and the Richmond River.

Access & Infrastructure

Ballina and Lismore airports offer regular flights to Sydney and Brisbane. While roads can be winding and weather-sensitive, the region is reasonably well serviced. Local councils are generally supportive of alternative dwellings, sustainable farming, and off-grid living solutions.

Who It’s Good For

Those planning to grow tropical fruit, macadamias, coffee, herbs, or market garden produce. It also suits small-scale animal husbandry and forest-based operations. The region has a growing number of cooperatives and local food networks, providing a strong base for paddock-to-plate models.

Lifestyle Notes

Expect a slower pace of life with strong creative and sustainability-focused communities. There’s a culture of mutual support and shared knowledge, especially in areas like The Channon, Uki, and Dunoon. While the humidity can be challenging, it’s balanced by fertile soils and rainfall reliability.

Buying Considerations for Northern Rivers

Council areas: Lismore City, Kyogle, Richmond Valley
Water sources: High rainfall reduces bore dependency; creek frontage valuable
Zoning: Mixed RU1/E zones; check environmental restrictions
Market trends: Strong demand from Byron Bay overflow driving prices
Due diligence: Essential to check flood mapping and previous flood history

3. Riverina: Temora, Narrandera & Wagga Wagga Fringe

The Riverina is one of NSW’s most productive agricultural zones, known for its broadacre farming, irrigation infrastructure, and logistical advantages. While corporate agribusiness dominates much of the land west of Griffith, smaller farm blocks near Temora, Coolamon, and the edges of Wagga Wagga are seeing renewed interest in 2025—particularly from buyers seeking large-scale operations with room to expand.

Cost

Prices here are comparatively lower, with many viable farms available between $2,500 and $6,000 per acre, depending on soil type, water access, and development potential. It’s one of the last frontiers in NSW where scale is still accessible without seven-figure budgets.

Climate & Conditions

Warm to hot summers and cool winters, with annual rainfall between 400mm and 600mm. Irrigation licenses and bore water are common and often necessary for intensive cropping. The soil varies but includes red loams and grey clays—suitable for cereal crops, pulses, and pasture.

Access & Infrastructure

The region is extremely well connected. Wagga Wagga is a major hub with hospitals, schools, and freight infrastructure, while smaller towns like Temora and Junee offer tight-knit rural communities. Rail, road, and air transport all support commercial scale operations.

Who It’s Good For

Buyers focused on grain, sheep grazing, cattle fattening, or irrigated cropping. This is commercial land with practical output at its heart—ideal for operators ready to engage with larger systems, or families building multigenerational enterprises.

Lifestyle Notes

While it lacks the coastal charm of other regions, the Riverina offers real economic potential, particularly for those with a business mindset. The land is flat, open, and functional. Days are long and dry, and the communities are hardworking and agriculturally literate. A strong option for those prioritising productivity and value over scenery.

Buying Considerations for Riverina

Council areas: Temora Shire, Narrandera Shire, Wagga Wagga City
Water sources: Irrigation licences critical; Murray-Darling Basin allocations
Zoning: Primarily RU1; excellent for broadacre agriculture
Market trends: Best value per acre in NSW; increasing corporate interest
Due diligence: Verify water allocations and soil salinity levels

4. Mid-Western Slopes: Mudgee, Rylstone & Gulgong

Mudgee and its surrounding areas on the western edge of the Great Dividing Range continue to attract interest from both lifestyle buyers and serious growers. The land here supports a diversity of uses—ranging from vineyards and livestock to mixed horticulture. In 2025, the area is seeing a resurgence among younger buyers and those seeking properties within striking distance of Sydney without the inflated costs of the Blue Mountains or Southern Highlands.

Cost

Land around Mudgee and Rylstone is typically priced between $8,000 and $14,000 per acre, with more remote areas offering lower entry points. Water access, arable pasture, and proximity to sealed roads will heavily influence pricing.

Climate & Conditions

Mild to warm temperate, with cold winters and warm, dry summers. Annual rainfall sits around 600mm to 800mm, with good variation across valleys and slopes. The region’s undulating landscape offers both grazing country and elevated parcels ideal for cool-climate viticulture or orcharding.

Access & Infrastructure

Mudgee has a regional airport, regular bus services, and essential services like hospitals, schools, and retail. It’s about a 3.5 to 4-hour drive from Sydney, making it manageable for weekend commuting or a full relocation.

Who It’s Good For

Farmers focused on grapes, olives, sheep, and mixed-use properties will find good opportunities here. There’s also a growing agritourism scene, with many small producers supplementing their income through cellar doors, farm stays, and weekend markets.

Lifestyle Notes

The town of Mudgee is polished but unpretentious, with a strong food and wine culture and a creative community. The landscape feels expansive without being remote, offering both solitude and connection. For those wanting a mix of productivity, community, and aesthetic appeal, this region continues to deliver.

Buying Considerations for Mid-Western Slopes

Council areas: Mid-Western Regional Council
Water sources: Mixed bore and creek water; some properties drought-affected
Zoning: Mostly RU1 with some RU4 (Primary Production Small Lots)
Market trends: Strong weekend buyer market from Sydney pushing prices
Due diligence: Check vineyard development potential and soil drainage

5. New England High Country: Armidale, Walcha & Uralla

Perched on the northern tablelands, the New England High Country is one of NSW’s more underrated farming zones—but that’s changing. Known for its crisp climate, established educational institutions, and historic towns, this region is increasingly popular with tree-changers and multi-generational farmers alike.

Cost

Land in this area typically ranges from $4,000 to $10,000 per acre, depending on proximity to Armidale and quality of improvements. Well-watered pasture and larger holdings can attract more competitive pricing.

Climate & Conditions

This is cool-climate farming country, with regular winter frosts and the occasional snowfall. Rainfall averages around 800mm to 1,100mm per year, supporting healthy pasture growth. Elevated plateaus make it ideal for cold-tolerant crops and grazing animals. The high elevation also reduces some pest and disease pressures common in warmer zones.

Access & Infrastructure

Armidale is a fully serviced regional city with an airport offering direct flights to Sydney and Brisbane, multiple schools and universities, and strong broadband infrastructure. Roads are sealed and well-maintained, and services extend into smaller towns like Uralla and Walcha.

Who It’s Good For

Farmers focusing on sheep, wool, cattle, truffles, berries, and high-value niche crops. It’s also suited to eco-farming models that benefit from the high-country aesthetic and a strong sense of regional identity.

Lifestyle Notes

This region feels self-contained in the best way. It offers cultural richness (thanks in part to the University of New England), a cooler climate lifestyle, and a tight-knit but welcoming rural community. For those wanting to farm seriously without sacrificing educational access or healthcare, New England ticks a lot of boxes.

Buying Considerations for New England High Country

Council areas: Armidale Regional Council, Walcha Council, Uralla Shire
Water sources: Good rainfall reduces irrigation needs; bore water available
Zoning: Primarily RU1; excellent development flexibility
Market trends: Undervalued compared to other tablelands; growing interest
Due diligence: Consider elevation and frost risk for cropping ventures

6. South Coast Hinterland: Bega Valley, Cobargo & Tilba Tilba

Tucked between the coastal escarpments and the ocean, the South Coast hinterland offers fertile pockets of land with access to both arable pastures and artisan communities. While the beaches have long been popular for tourism, the Bega Valley and surrounding hinterland are gaining serious attention in 2025 from buyers wanting mixed-use farmland with lifestyle appeal and good local markets.

Cost

Expect prices around $10,000 to $20,000 per acre, particularly for properties with coastal views or water licenses. Smaller acreages for hobby farming or specialty production near towns like Cobargo or Tilba are in especially high demand.

Climate & Conditions

This is a temperate coastal climate, with mild winters and warm summers. Rainfall is consistent across the year (averaging 700mm–1,000mm), and the proximity to the ocean moderates extreme temperatures. The soil varies from sandy loam closer to the coast to richer, well-drained loams inland.

Access & Infrastructure

The region is serviced by Bega, which has a hospital, schools, and an airport at nearby Merimbula. Smaller towns have reliable roads and access to local co-ops and markets. The far south coast is about a 6-hour drive from Sydney, or quicker via regional flights and train connections from Canberra.

Who It’s Good For

Buyers interested in dairy, small-scale cropping, market gardens, bees, artisan cheese, or niche food production. With a strong local food economy and growing interest in regenerative practices, this is a sweet spot for landholders who want to sell direct to local and regional customers.

Lifestyle Notes

This region blends rural living with creative energy, and post-2020, it’s become a magnet for small producers, craftspeople, and sustainable lifestyle seekers. Community resilience is a strong theme here—especially post-bushfires—and the cultural emphasis is on sustainability, resilience, and local food security.

Buying Considerations for South Coast Hinterland

Council areas: Bega Valley Shire, Eurobodalla Shire
Water sources: Good coastal rainfall; creek access valuable for irrigation
Zoning: Mix of RU1, RU2, and E-zones; check environmental overlays
Market trends: High demand from Canberra buyers; bushfire recovery premium
Due diligence: Essential to verify bushfire risk and building restrictions

Considering Internet Speed and Connectivity

Region	Key Towns	NBN Availability	Connection Types	Average Download Speed
Riverina	Wagga Wagga, Griffith, Leeton	Widespread	FTTP in Wagga, FTTN/FTTC in surrounds	50–100 Mbps
Northern Rivers	Lismore, Byron Bay, Casino, Mullumbimby	Patchy in hinterland, strong in towns	FTTP in Byron & Lismore, Fixed Wireless in rural	30–100 Mbps (towns), 20–40 Mbps (rural)
New England	Armidale, Tamworth, Walcha	Strong in towns, patchy rural	FTTP in Armidale/Tamworth, Satellite in outer areas	50–100 Mbps (towns), 25 Mbps (satellite)
Central West	Mudgee, Orange, Bathurst	Very good across region	FTTP in Orange/Bathurst, FTTN in Mudgee	75–100 Mbps
Southern Tablelands	Goulburn, Crookwell, Yass	Mostly covered	FTTP/FTTC in Goulburn/Yass, Fixed Wireless in Crookwell	50–100 Mbps (towns), 25–40 Mbps (rural)
South Coast Hinterland	Bega, Cobargo, Tilba Tilba	Patchy in rural, solid in towns	FTTP in Bega, Fixed Wireless/Satellite elsewhere	40–100 Mbps (towns), 15–30 Mbps (rural)

FTTP (Fibre to the Premises) offers the highest speed and future upgrade potential.
FTTN/FTTC performance varies depending on copper line quality and distance.
Fixed Wireless and Satellite connections are widely used in remote and hilly terrain.
The NBN upgrade program (2025) continues to expand fibre in regional hubs like Armidale, Orange, and Wagga Wagga.

If you’re planning remote work, digital sales, or streaming content from your property, proximity to FTTP or FTTC zones will significantly improve connectivity performance. Make sure you check out our guide on rural internet connectivity here.

Choosing the Right Region: Key Considerations for 2025 Buyers

Choosing where to buy farmland or acreage in NSW isn’t just about price per acre or soil fertility, it’s about long-term viability, both financially and personally. Here’s a quick framework to help assess which region suits your goals in 2025:

1. Budget vs Scale

Want a large landholding without blowing out your capital? Riverina or New England may suit best.
After a smaller parcel with high-value cropping potential? Consider Northern Rivers or South Coast.

2. Proximity to Services

Access to airports, hospitals, and freight routes matters, especially if you plan to scale or distribute produce. Mudgee, Wagga Wagga, and Armidale offer that balance of rural space with urban infrastructure.

3. Climate Compatibility

Matching your plans to the region’s temperature, rainfall, and seasonality is crucial. For example:
- Cold-climate crops thrive in New England.
- Subtropical fruits and high rainfall operations flourish in the Northern Rivers.
- Mediterranean-style setups (olives, grapes, small ruminants) perform well in the Central West.

4. Local Markets and Support

Some regions (like the South Coast and Mudgee) have strong farmers markets, co-ops, and agri-tourism opportunities.
Others, like Riverina, are better suited to wholesale supply chains and large-scale logistics.

5. Long-Term Livability

Farming and self-sufficiency is more than a business; it’s a lifestyle. Whether you’re chasing community connection, schooling for kids, or cultural events, the right region will support your whole-of-life goals, not just your land plan.

Ready to Buy Farm Land in NSW?

Start your journey:

Choose your region using our comparison table above or our helpful farm finder tool
Get pre-approved for finance with agricultural lenders and use our loan calculator to find what suits you
Contact local specialists: Connect with rural real estate agents in your target area
Book property inspections: Use our rural property inspection checklist

Need more guidance? Our complete farm buying guide covers the entire process from initial research to settlement. If you’re looking to get an understanding of whether buying farm land is a good investment, have a read of our thoughts here (not financial advice).

Final Thoughts

NSW remains one of the most diverse and opportunity-rich states in Australia when it comes to rural land ownership. Whether you’re buying to farm full-time, generate income through side ventures, or build a more self-sufficient lifestyle, the regions outlined above offer a range of climates, markets, and price points in 2025.

But the best region isn’t the cheapest, the greenest, or the closest to Sydney. It’s the one that matches your values, skills, resources, and long-term vision. Buying land is a commitment, but when you choose a region that aligns with your needs, it becomes more than an investment; it becomes a foundation.

For those just starting out or considering the shift from urban to rural, these locations provide a solid, practical jumping-off point. NSW is big enough to hold a thousand different versions of the good life, you just need to find the one that’s yours.

If you’re interested in looking at a plot of land for self sufficient living or farmland elsewhere, make sure to check out our articles on the same topic covering Victoria and Queensland and also make sure you read our guide on how to buy a farm! If you’re looking at financing your new land or taking on a loan, make sure you use our loan calculator to compare different options and work out exactly what your finances could look like.