How to Buy Farm Land in Victoria & Best Regions 2025

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How to Buy Farm Land in Victoria

Buying farm land in Victoria requires understanding both the general Australian property market and Victoria-specific requirements. This guide covers everything from choosing the right region to navigating Victoria’s unique water trading systems, planning permits, and stamp duty concessions.

Victoria Farm Buying Quick Start Checklist

Research water entitlements through Victorian Water Register
Check planning zones with local councils (FZ, RCZ, PPRZ most flexible)
Calculate Victorian stamp duty (primary production exemptions available)
Verify Native Title through National Native Title Tribunal
Assess bushfire risk via VicEmergency Planning

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

Victoria might be Australia’s smallest mainland state by size, but when it comes to agricultural diversity and rural opportunity, it punches well above its weight. From the rolling volcanic plains of the Western District to the irrigated richness of the Goulburn Valley, Victoria offers some of the country’s most productive and lifestyle-rich farming regions.

If you’re considering buying farm land or acreage in Victoria in 2025, whether for commercial agriculture, self-sufficiency, or a hybrid lifestyle investment, this guide is designed to walk you through the most promising areas across the state. We’ll look beyond the headlines to cover what really matters: land cost, connectivity, proximity to services, soil and climate conditions, and overall livability.

Victoria-Specific Considerations for Farm Buyers

Water Rights & Trading in Victoria

Victoria operates under a regulated water trading system separate from land titles:

Water shares (permanent entitlements) can be bought/sold independently of land
Water allocations vary seasonally based on storage levels and environmental flows
Delivery shares required for irrigation infrastructure access in some areas
Transfer approval required through Victorian Water Register

Action: Always verify water entitlements and seasonal allocation history before purchase.

Victorian Stamp Duty & Exemptions

Victoria offers specific concessions for agricultural purchases:

Primary production exemption available for working farms over 2 hectares
First home owner concession may apply to some rural residential properties
Foreign purchaser duty of 8% applies to overseas buyers
Standard rates: 5.5% on properties over $960,000

Calculate your costs: Use the State Revenue Office calculator for accurate estimates.

Planning Zones & Permits

Victoria’s planning system affects what you can build and farm:

Farming Zone (FZ): Broadest agricultural rights with dwelling entitlements
Rural Conservation Zone (RCZ): Some farming restrictions for environmental protection
Public Park & Recreation Zone (PPRZ): Limited agricultural use, dwelling restrictions
Planning permits required for intensive agriculture or additional dwellings

Check before buying: Review planning scheme overlays and bushfire management overlays with local councils.

Why Victoria? A Quick Landscape Overview

Agriculture in Victoria contributes roughly a quarter of Australia’s total food and fibre exports, despite occupying less land than its northern and western neighbours. The state’s relatively temperate climate, accessible transport corridors, and tight-knit regional communities make it especially appealing for buyers looking for manageable, versatile acreage.

There’s also the practical side: Victoria’s regional centres are closer to Melbourne than other states’ rural zones are to their capitals. This means you’re often never more than a couple of hours away from a major port, market, hospital, or logistics hub; key factors for both income-focused landowners and tree-changers looking to stay connected.

1. The Western District: Volcanic Soils and Pasture Power

Key Towns: Hamilton, Coleraine, Mortlake, Warrnambool
Average Price per Acre (2025): $7,000 – $15,000
Distance from Melbourne: 3.5 – 4.5 hours by car
Climate: Cool temperate; reliable rainfall (~650–850mm/year)

If livestock is on your radar – particularly cattle or sheep – the Western District deserves top billing. Often called the “wool capital” of Australia, the region is underpinned by some of the most fertile basalt-derived soils in the country. Pasture growth is consistent, even during drier months, and rainfall is among the most reliable in Victoria.

Properties range from tightly held generational farms to subdivided acreages with sealed road frontage and nearby township access. Connectivity is improving, with high-speed fixed wireless common, and mobile coverage is surprisingly solid for a rural setting.

Lifestyle-wise, there’s a sense of independence and history here. Hamilton is well-resourced with schools, hospitals, and agricultural services, while smaller towns like Penshurst and Macarthur retain their old-world rural charm. The region is ideal for those seeking a serious agricultural return alongside a classic country lifestyle.

Buying Considerations for Western District

Council areas: Southern Grampians Shire, Moyne Shire, Warrnambool City
Water sources: High rainfall reduces irrigation needs; bore water available
Planning zones: Primarily Farming Zone with excellent agricultural rights
Market trends: Generational holdings creating limited supply; prices firming
Due diligence: Check soil drainage and verify livestock carrying capacity

2. Goulburn Valley: Irrigation, Orchards, and Market Access

Key Towns: Shepparton, Kyabram, Tatura, Mooroopna
Average Price per Acre (2025): $10,000 – $20,000 (with irrigation water)
Distance from Melbourne: 2 – 2.5 hours by car
Climate: Warm temperate; hot summers, mild winters; ~450–650mm rainfall

If you’re looking for a region where water access and infrastructure meet horticultural heritage, the Goulburn Valley is it. This is one of the most intensively farmed zones in the country – think stone fruits, apples, pears, table grapes, and increasingly, almonds. Properties here often come with existing irrigation entitlements, packing sheds, and sealed-road access.

While prices are higher due to water rights and proximity to Melbourne, productivity is unmatched in the right hands. The region is well-supported by the nearby city of Shepparton, which offers everything from hospitals to ag-tech providers. And despite the valley’s intensive land use, smaller lifestyle farms are common, particularly on the outer fringes of towns like Tatura or Murchison.

Buying Considerations for Goulburn Valley

Council areas: Greater Shepparton City, Campaspe Shire
Water sources: Irrigation entitlements essential; Murray-Goulburn system
Planning zones: Mix of Farming Zone and Irrigated Recreation zones
Market trends: Water availability driving premium pricing
Due diligence: Verify water shares and delivery entitlements separately

3. Central Highlands: Mixed Farming and Elevated Appeal

Key Towns: Ballarat, Daylesford, Creswick, Clunes
Average Price per Acre (2025): $12,000 – $22,000
Distance from Melbourne: 1.5 – 2 hours by car
Climate: Cool temperate; ~600–900mm rainfall annually

The Central Highlands region is seeing increasing attention from both tree-changers and serious producers alike. The elevated terrain offers not just cooler temperatures and crisp air but also rich volcanic soils ideal for mixed farming—think small-scale livestock, vegetables, orchards, and even viticulture on the right blocks.

What’s unique about this area is the blend of functionality and lifestyle. Properties here range from high-performance farms just outside Ballarat, to boutique holdings near Daylesford offering strong agritourism potential. There’s growing demand for regenerative farming, local food supply, and direct-to-market operations—all supported by a community that values both sustainability and innovation.

Connectivity is strong in this region. Ballarat itself is connected by V/Line rail to Melbourne and has NBN fibre in the metro and fringe zones. Many surrounding towns offer either fixed wireless or FTTN with improving speeds, making remote work or digital agribusinesses feasible.

Healthcare, education, and food access are excellent in Ballarat, while Daylesford and Creswick offer more boutique but well-serviced options. The area’s creative culture and commitment to slow living add another layer of appeal for those wanting more than just productive land; they want connection, community, and balance.

Buying Considerations for Central Highlands

Council areas: City of Ballarat, Hepburn Shire, Central Goldfields Shire
Water sources: Good rainfall; some bore access; limited irrigation rights
Planning zones: Farming Zone common; some Rural Living Zones near towns
Market trends: Strong Melbourne buyer demand pushing lifestyle block prices
Due diligence: Check elevation and frost risk for horticulture ventures

4. North East Victoria: Cool Climate Farming Meets Alpine Lifestyle

Key Towns: Beechworth, Myrtleford, Bright, Wangaratta
Average Price per Acre (2025): $10,000 – $18,000
Distance from Melbourne: 2.5 – 3.5 hours by car
Climate: Alpine and cool temperate zones; ~600–1,000mm rainfall

North East Victoria is known for its natural beauty; forested ranges, clear rivers, and vineyard-dotted valleys. But beneath that beauty lies practical potential for diverse and sustainable agriculture. The region suits those interested in cool climate farming, including berries, chestnuts, grapes, and high-value boutique crops like saffron and hops.

Properties in this area are often tucked into the hills or alongside waterways, and while parcel sizes vary, many offer a combination of arable space and natural forest. Water is generally more available here than in the state’s north-west, and many properties have established infrastructure, either for grazing or horticulture.

Wangaratta acts as the service hub for the region, offering healthcare, schooling, and industrial support. Beechworth and Bright, while more tourist-focused, have vibrant communities, local produce markets, and small-scale agri-enterprises. There’s growing interest in farm stays, direct-to-consumer sales, and sustainability-focused tourism ventures.

Internet access is surprisingly robust: Bright and Beechworth have fixed-line NBN and 5G in certain zones, and even more remote areas are increasingly serviced by Starlink or improved mobile towers. For those wanting both a lifestyle escape and genuine farm output, this region offers a rare and balanced opportunity.

Buying Considerations for North East Victoria

Council areas: Rural City of Wangaratta, Alpine Shire, Indigo Shire
Water sources: Good rainfall and river access; limited irrigation entitlements
Planning zones: Farming Zone with some Environmental Significance overlays
Market trends: Tourism and lifestyle demand creating price premiums
Due diligence: Check bushfire risk and vegetation management requirements

5. Mallee: High-Yield Cropping with Low Overhead

Key Towns: Ouyen, Sea Lake, Birchip, Robinvale
Average Price per Acre (2025): $3,000 – $7,500
Distance from Melbourne: 4.5 – 6.5 hours by car
Climate: Semi-arid; ~300–450mm rainfall annually

For serious broadacre investors or those with an eye on scalable production, the Mallee offers some of the most cost-effective farmland in Victoria. Known for its flat plains and sandy soils, this region is a powerhouse for dryland cropping, particularly wheat, barley, lentils, and canola.

The price point here is one of its biggest advantages. You can secure large parcels (sometimes hundreds of acres) for a fraction of the cost you’d pay closer to the coast or hills. This affordability makes the Mallee particularly attractive for those looking to establish grain operations or enter the market with future expansion in mind.

That said, buyers need to understand the landscape. Water is scarce and rainfall unreliable, so farming practices need to be adapted; zero-till, stubble retention, and strategic fallowing are common. There’s little room for error, but those with knowledge or support can do very well here, especially with commodity prices trending higher and machinery becoming more efficient.

Infrastructure is more limited than in more populated areas, but key towns like Ouyen and Birchip offer essential services, and many properties rely on independent water storage and off-grid or hybrid energy setups. Internet is typically via fixed wireless or satellite, though some larger farms have invested in private towers or Starlink systems.

Buying Considerations for Mallee

Council areas: Mildura Rural City, Buloke Shire, Yarriambiack Shire
Water sources: Limited rainfall; bore water and tanks essential for livestock
Planning zones: Farming Zone with minimal restrictions on broadacre cropping
Market trends: Best value per hectare in Victoria; corporate consolidation pressure
Due diligence: Essential to verify soil types and seasonal rainfall patterns

6. South Gippsland: Lush Pasture, High Rainfall, and Boutique Diversification

Key Towns: Korumburra, Leongatha, Foster, Mirboo North
Average Price per Acre (2025): $18,000 – $30,000+
Distance from Melbourne: 1.5 – 2.5 hours by car
Climate: Temperate with high rainfall; ~900–1,200mm annually

In sharp contrast to the dry Mallee, South Gippsland is a verdant, rain-fed paradise for pasture-based farming. Dairy has traditionally dominated the region, but there’s growing diversification into beef, specialty goats, free-range poultry, and permaculture-inspired setups. The soil is rich, the water is reliable, and the views (rolling green hills and misty valleys) feel more like Tasmania than mainland Australia.

Prices are higher here, largely due to consistent productivity and proximity to Melbourne, but the land holds its value well and offers strong returns for working farms and lifestyle buyers alike. Many new entrants to the region are focusing on regenerative methods, artisan food production, and farm-based experiences, taking advantage of both the fertile land and the established food culture.

Local towns are compact but well-serviced; Leongatha has robust schooling and healthcare, and smaller communities are close-knit and cooperative. Weekly farmers’ markets, on-farm processing, and regional tourism all add layers of economic opportunity beyond traditional livestock.

Connectivity is solid throughout much of the region. Most townships are on fixed-line NBN, with mobile coverage improving year by year. For remote or hilly blocks, satellite or hybrid setups are common and effective.

Buying Considerations for South Gippsland

Council areas: South Gippsland Shire, Baw Baw Shire
Water sources: Excellent rainfall; creek access common; minimal irrigation needed
Planning zones: Primarily Farming Zone with good agricultural flexibility
Market trends: Premium pricing due to proximity to Melbourne and reliability
Due diligence: Check drainage during wet periods and slope stability

7. North East Victoria: Cool Climate Viticulture and Mountain-Edge Farming

Key Towns: Beechworth, Myrtleford, Yackandandah, Rutherglen
Average Price per Acre (2025): $10,000 – $20,000
Distance from Melbourne: 2.5 – 3.5 hours by car
Climate: Cool temperate; ~650–1,100mm rainfall annually

North East Victoria brings together everything from boutique wine growing to small-scale cattle and heritage orchards. It’s a region where land ownership often aligns with a certain ethos—organic principles, slow living, and integrated production systems. Places like Beechworth and Rutherglen are already renowned for their wine and food culture, which draws in tourism and supports a strong paddock-to-plate economy.

The region benefits from moderate rainfall and diverse microclimates, thanks to its proximity to the foothills of the Australian Alps. You’ll find well-drained soils suited to grapes, olives, berries, and even niche crops like saffron or hazelnuts. It’s a practical but inspiring landscape.

Many lifestyle and tree-change buyers are drawn here, but it’s not just about aesthetics. With careful planning, small acreage plots can produce meaningful yields and income. While property values have risen post-COVID, the area remains good value considering its balance of productivity, beauty, and access.

Beechworth, Myrtleford, and surrounding towns offer excellent amenities; farmers’ markets, local schools, good cafes, and vibrant communities. NBN connectivity is widespread through fixed wireless or fibre to the node in townships, and newer satellite solutions cover outlying properties.

Buying Considerations for North East Victoria Wine Region

Council areas: Indigo Shire, Alpine Shire, Rural City of Wangaratta
Water sources: Moderate rainfall; some irrigation rights available for viticulture
Planning zones: Farming Zone with some Special Use Zones for wineries
Market trends: Wine tourism driving demand for vineyard-suitable land
Due diligence: Verify soil suitability for intended crops and slope orientation

8. Otways Hinterland: For Rainforest Farming and Off-Grid Living

Key Towns: Forrest, Gellibrand, Beech Forest, Lavers Hill
Average Price per Acre (2025): $10,000 – $25,000
Distance from Melbourne: 2.5 – 3.5 hours by car
Climate: Wet temperate; ~1,200–2,000mm rainfall annually

Tucked inland from the Great Ocean Road, the Otways hinterland is a strikingly unique environment. Towering gums, misty valleys, and rich volcanic soils make this one of the most fertile corners of the state. It’s also one of the wettest – perfect for high-value crops like berries, mushrooms, and native bush foods, or for establishing private agroforestry plots.

This is an ideal region for those seeking off-grid potential or self-sufficient living. Many landholders here operate fully off-grid with solar, rainwater capture, and wood heating as standard. Infrastructure is thinner than in farming plains or wine regions, but that’s part of the appeal.

Farms here are rarely about scale—they’re often creative, smallholdings focused on quality. Eco-tourism also features prominently, and some landowners run nature retreats, conservation blocks, or regenerative food forests.

The closest hubs with strong services are Colac and Apollo Bay, though towns like Forrest and Lavers Hill have strong local networks. Internet access can be more challenging here—satellite and Starlink are common for reliable connections.

Buying Considerations for Otways Hinterland

Council areas: Colac Otway Shire
Water sources: Exceptional rainfall; creek access; no irrigation required
Planning zones: Mix of Farming Zone and Environmental Rural zones
Market trends: Growing interest in off-grid and sustainable living properties
Due diligence: Check environmental overlays and native vegetation requirements

Internet Connectivity & NBN Speeds by Region (Victoria, 2025)

Region / Town	NBN Connection Type(s)	Typical NBN Speed Tier	Notes
Ballarat	FTTP, FTTN, Fixed Wireless	NBN 50 – NBN 100	Major regional city with high-speed infrastructure and consistent service.
Daylesford	FTTN, Fixed Wireless	NBN 25 – NBN 50	Speeds may vary depending on proximity to nodes; generally stable.
Creswick	FTTN, Fixed Wireless	NBN 25 – NBN 50	Infrastructure improving; solid wireless fallback.
Clunes	FTTN, Fixed Wireless	NBN 25 – NBN 50	Distance from node can affect speed; service is generally reliable.
Beechworth	FTTP, FTTN	NBN 50 – NBN 100	Well-connected for a rural town; newer developments often FTTP.
Myrtleford	FTTN, Fixed Wireless	NBN 25 – NBN 50	Mostly FTTN; some properties rely on fixed wireless.
Bright	FTTP, FTTN	NBN 50 – NBN 100	Excellent connectivity for a tourist town; FTTP increasingly common.
Wangaratta	FTTP, FTTN	NBN 50 – NBN 100	Reliable regional hub with access to high-speed tiers.
Ouyen	Fixed Wireless, Satellite	NBN 25 – NBN 50	Satellite may be primary option; remote location limits fixed-line access.
Sea Lake	Fixed Wireless, Satellite	NBN 25 – NBN 50	Similar to Ouyen; connectivity reliant on wireless tech.
Birchip	Fixed Wireless, Satellite	NBN 25 – NBN 50	Rural town with limited access to fixed-line NBN.
Korumburra	FTTP, FTTN	NBN 50 – NBN 100	Strong connectivity; ideal for remote workers seeking rural life.
Leongatha	FTTP, FTTN	NBN 50 – NBN 100	Regional centre with robust broadband options.
Foster	FTTN, Fixed Wireless	NBN 25 – NBN 50	Decent speeds; occasional drops in peak times in outer areas.
Mirboo North	FTTN, Fixed Wireless	NBN 25 – NBN 50	Connectivity varies by elevation; improvements are underway.
Forrest	Fixed Wireless, Satellite	NBN 25 – NBN 50	Remote and hilly; fixed wireless is the best option in most cases.
Gellibrand	Fixed Wireless, Satellite	NBN 25 – NBN 50	Similar to Forrest; satellite often used for reliability.
Beech Forest	Fixed Wireless, Satellite	NBN 25 – NBN 50	Limited infrastructure due to remoteness.
Lavers Hill	Fixed Wireless, Satellite	NBN 25 – NBN 50	Coastal and mountainous; connectivity can be patchy.
Robinvale	FTTN, Fixed Wireless	NBN 25 – NBN 50	Mixed quality depending on area; some blackspots remain.

Notes:

FTTP (Fibre to the Premises): Offers the highest potential speeds, up to NBN 1000, depending on the plan and provider.
FTTN (Fibre to the Node): Speeds can vary based on the distance from the node; typically supports up to NBN 100.
Fixed Wireless: Used in areas where fixed-line connections are not feasible; speeds can be affected by weather and terrain.
Satellite: Primarily used in remote areas; higher latency and lower speeds compared to other connection types.

For the most accurate and up-to-date information on NBN availability and speeds at a specific address, it’s recommended to check the official NBN Co website or consult with local internet service providers. Make sure you check out our guide on rural internet connectivity here.

Ready to Buy Farm Land in Victoria?

Start your journey:

Choose your region using our detailed analysis above
Get pre-approved for finance with agricultural lenders – make sure you try our loan calculator so you’re well prepared
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.

Final Thoughts: Matching Region to Intention

Choosing where to buy farmland in Victoria isn’t just about what you can afford—it’s about how you want to live and work. The Wimmera and Mallee offer scale and low entry costs for experienced grain farmers. Gippsland gives dependable pastureland and lifestyle upside for livestock or regenerative producers. The High Country and Otways lean into diversified production and deeply rural living, while still staying within reach of key services.

Each region has its own language (climate, soil, cost, distance, opportunity) and the best choice comes down to what you want from the land. Are you chasing yield, community, stewardship, or all three?

Whatever your goals, take the time to walk the paddocks, speak to locals, understand council zoning and water rights, and assess your comfort with seasonal risks. Buying rural land isn’t just a transaction, it’s the beginning of a long-term relationship with place.

At Grainshed, we believe clarity and connection are at the heart of good rural investing. If you’re considering acreage in Victoria or beyond, we’re here to help you understand the terrain, literally and financially.

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 New South Wales and Queensland and check out 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.