Buying rural property in NSW is an exciting milestone, but transforming raw or neglected land into productive farmland requires careful planning and practical action. Whether you’re setting up for grazing livestock, growing crops, or establishing a hobby farm, understanding the first steps after buying rural land will save you time, money, and compliance headaches down the track.
This guide walks you through the essential tasks for clearing overgrown land in NSW, building farm infrastructure, and preparing your property for its intended use. From initial land assessment through to pasture establishment and fencing new farm property, you’ll find the practical information needed to make confident decisions during your crucial first year as a landowner.
Assessing Your Land Before You Begin
Before you fire up any machinery or start planning major improvements, invest time in thoroughly understanding what you’ve purchased. A careful assessment reveals opportunities, limitations, and potential problems that will shape every decision you make going forward.
Conduct a detailed walkover inspection
Look for obvious features like access tracks, water sources, and existing fencing. Note the types and density of vegetation across different areas. Pay attention to slope and drainage patterns, particularly after rain when water movement becomes visible. Check soil condition by digging test holes in various locations to observe depth, texture, colour, and root penetration.
Identify protected zones and vegetation restrictions
NSW has strict regulations about what can and cannot be cleared, and penalties for unauthorised clearing are severe. Native vegetation, riparian zones along waterways, and areas with threatened species often have protection status. The NSW Land Management (Native Vegetation) Code of Practice provides clear guidance, and you should familiarise yourself with Category 1 and Category 2 clearing rules that apply to most rural properties. When in doubt, contact your local council or NSW Local Land Services for advice before touching any vegetation.
Safety considerations
Walk the property looking for hazards like old barbed wire hidden in grass, unstable ground near creek banks, dead trees that could fall, abandoned farm machinery or building materials, and areas of severe erosion. Check for evidence of previous chemical use or contamination. If the property has been neglected for years, assume there are hazards until proven otherwise. Document everything you find with photos and notes, as this information guides both your safety planning and your improvement priorities.
Clearing Overgrown or Neglected Land
Many NSW rural properties come with varying degrees of overgrowth, from pastures choked with weeds to paddocks returning to bushland. How you approach clearing depends on what’s there, what you want to achieve, and what regulations allow.
Mechanical clearing methods
Slashing works well for tall grass and light weed growth, giving you immediate access while leaving root systems intact. Many new landowners start with a thorough slash of the entire property to see what they’re working with. Mulching uses specialised equipment to grind vegetation into fine material that returns to the soil, ideal for heavier scrub or small trees in areas where clearing is permitted. Mechanical removal with excavators or dozers applies to serious timber or stump removal but creates significant soil disturbance and is expensive.
Grazing management
Goats excel at controlling woody weeds and blackberry, while cattle or sheep manage grass and broad-leaf weeds effectively when stocked appropriately. This method takes longer than mechanical clearing but builds soil health rather than damaging it.
Understanding what can and cannot be cleared in NSW
The category system determines your clearing rights. Category 1 areas are cleared land where you have ongoing management rights for things like slashing, spraying weeds, and maintaining firebreaks. Category 2 areas contain regulated native vegetation that may require approval before clearing. Some areas are completely protected regardless of category. You can usually clear introduced species like blackberry, privet, or exotic pasture grasses without approval, but always verify before starting work. Never assume previous owners had the legal right to clear areas they cleared.
Reusing cleared material
Woody material creates excellent erosion control when laid along contour lines or gully edges. Smaller branches and leaves make good compost or mulch for garden areas. Larger timber can be milled for fence posts, firewood, or building materials if you have the equipment. Burning should be a last resort due to smoke regulations, fire risk, and loss of organic matter that could improve your soil.
Building and Repairing Farm Fencing
Fencing new farm property is often the most expensive initial infrastructure investment, but proper fencing is fundamental to stock management, security, and property value. Getting it right from the start prevents expensive repairs and rebuilds later.
Choosing the right fencing type
Boundary fencing between properties requires the strongest, most durable construction since it’s typically a shared responsibility with neighbours and must withstand pressure from both sides. Four or five-barb wire on hardwood or steel posts remains the most common choice in NSW, with post spacing typically 3 to 5 metres apart. Paddock fencing for internal divisions can be lighter, with three or four plain wires often sufficient for cattle. Electric fencing offers a cost-effective option for temporary or semi-permanent paddock subdivision, particularly useful when you’re still determining optimal paddock layouts. Stock fencing for sheep or goats requires smaller mesh or additional wires to prevent animals pushing through or under.
Cost considerations
As a rough guide for NSW in 2024-2025, expect total installed costs for boundary fencing to range from $18 to $30 per metre on relatively flat ground, with difficult terrain substantially increasing this figure. If you’re purchasing materials and doing the work yourself, materials alone for steel post and wire fencing typically cost $10 to $18 per metre. Simple three-wire electric fencing materials might cost $4 to $8 per metre. Get multiple quotes and don’t automatically choose the cheapest if you’re hiring contractors, as fencing quality varies enormously.
Key setup advice
Corner assemblies and strainer posts bear enormous tension and must be done properly with adequate bracing. The traditional box or diagonal brace design remains the gold standard. Gate placement needs thought about vehicle access, stock flow, and future subdivision plans. Position gates where ground is level and well-drained to avoid boggy conditions during wet weather. Consider wildlife corridors when planning fence lines, particularly if you have native vegetation. Some fence designs allow wildlife passage while containing stock. Always check existing boundary fences before building new ones, as you may have legal obligations to maintain or replace shared boundaries in cooperation with neighbours.
Conditioning and Testing the Soil
Your soil is the foundation of everything you’ll grow or graze. Understanding its current condition and addressing limitations before planting saves years of poor results.
Soil testing matters
Testing reveals pH levels, nutrient availability, salinity, organic matter content, and other factors that dramatically affect pasture establishment, crop yields, and animal health. Many new landowners skip this step and waste time and money planting species unsuited to their soil conditions or applying fertilisers they don’t actually need.
Simple soil test kits
Kits are available from rural suppliers or online provide basic information about pH and sometimes nitrogen, phosphorus, and potassium levels. These DIY kits cost $20 to $50 and give you immediate results. They’re useful for quick checks but lack the detail needed for serious production planning. Professional laboratory analysis costs $80 to $200 per sample depending on the depth of testing, but provides comprehensive information about macro and micronutrients, cation exchange capacity, organic carbon, and detailed recommendations for your specific situation. For a new property, professional testing is money well spent. Take multiple samples from different areas, as soil can vary significantly across even small properties.
Interpreting soil test results
Soil pH affects nutrient availability, with most pastures and crops preferring slightly acidic to neutral soil between 5.5 and 7.0. NSW has many naturally acidic soils that benefit from lime application. Salinity becomes problematic above certain thresholds and limits what you can grow. Organic matter percentage indicates soil health and water-holding capacity, with higher numbers generally better. Nutrient levels are compared against optimal ranges for your intended use, with recommendations for fertiliser or soil amendment applications. Your testing laboratory usually provides interpretation guidance, or you can consult with an agronomist or Local Land Services advisor.
Seeding and Establishing Pasture or Crops
Once you’ve cleared, fenced, and tested your soil, you’re ready to establish productive pasture or prepare for cropping. Success depends heavily on choosing appropriate species and timing your establishment correctly.
Choosing species suited to NSW climate zones
This is critical because NSW spans multiple climate regions from coastal to inland, each with different rainfall patterns, temperatures, and seasonal variations. Coastal and high-rainfall areas suit species like kikuyu, ryegrass, and white clover. Inland regions with lower rainfall need drought-tolerant options like Rhodes grass, digit grass, or native species. Tablelands and cooler regions do well with phalaris, cocksfoot, and subterranean clover. Talk to neighbouring farmers, contact your regional Local Land Services office, or consult pasture seed suppliers familiar with your specific area. Avoid the temptation to plant what worked on your previous property if you’ve moved to a different climate zone.
Seasonal timing and rainfall
Autumn sowings generally perform best in NSW, taking advantage of autumn rains and cooler temperatures while giving plants time to establish before winter. Spring sowings work but face the challenge of establishment during warming temperatures and potentially dry conditions. Never sow during hot, dry periods regardless of season. Most pasture species need consistent moisture for the first 4 to 6 weeks after germination. If your property lacks irrigation, you’re gambling on rainfall, so check seasonal forecasts and be patient rather than sowing into poor conditions. Have your seedbed prepared and ready so you can sow quickly when good rain is forecast.
Managing weeds during early establishment
Weeds compete for moisture, nutrients, and light, and they usually germinate faster than desirable species. Before sowing, control existing weeds with slashing, grazing, or selective herbicides appropriate to your situation. During establishment, monitor closely and spot-spray emerging weeds before they set seed. Some new landowners prefer to invest a full season in weed control, getting the property as clean as possible before sowing expensive pasture seed. This patience often pays off with better long-term results.
Setting Up Basic Farm Infrastructure
Beyond fencing and pasture, your property needs basic infrastructure to function effectively. Start with essentials and add refinements as needs and budget allow.
Water supply infrastructure
Reliable stock water prevents animal health problems and allows you to manage grazing across the property. Assess existing dams, tanks, and troughs for condition and capacity. Many older properties have infrastructure that needs repair or replacement. Calculate your water needs based on planned stock numbers, remembering that cattle drink 55 to 112 litres daily depending on temperature, production stage, and feed type, while sheep need 4 to 14 litres daily. Position water points to service multiple paddocks where possible, reducing duplication of infrastructure. Gravity-fed systems from elevated tanks or dams cost nothing to run, while electric pumps add ongoing power costs. Consider installing basic irrigation capacity in areas where you plan intensive production like market gardens or improved pasture.
Shelter infrastructure
A simple three-sided shed using second-hand materials might cost $2,000 to $5,000 to build and provides enormous value. Position shelters on well-drained ground with opening facing away from prevailing winds. For early operations, even basic shelters built from star pickets and shade cloth offer significant animal welfare benefits. Many new landowners start with temporary shelters and upgrade to permanent structures as they clarify their property’s needs and layout.
Temporary yards or holding pens
You can build basic yards with portable panels, which offer flexibility as you determine optimal locations. Budget $150 to $300 per panel for quality steel construction. A small set of yards suitable for a few cattle or a dozen sheep might need 8 to 12 panels plus a gate, representing an investment of $2,000 to $4,000. Position yards near water, power, and vehicle access. Think about future expansion when choosing locations for infrastructure. Moving a shed or yards later is expensive and frustrating.
Make sure you have a read of our look at some of the top shelters and sheds available, or if you’re a fan of DIY, check out our guide on how to build your own and as well, the best options for flooring depending on your specific use case.
Environmental and Regulatory Notes
NSW has various regulations affecting rural land use. Understanding when you need council involvement or other approvals prevents costly mistakes.
Council permits or notifications
Apply to certain activities on rural land. Major earthworks, building structures, changing land use category, or activities near waterways often require development approval or at least notification to council. Each NSW council has slightly different rules, so contact your local council’s planning department early to understand requirements. Many routine farming activities are exempt, but the boundary between exempt and requiring approval isn’t always obvious. Building a shed under a certain size might be exempt, while a larger structure requires approval. Clearing native vegetation beyond what the Land Management Code permits requires approval. Creating new farm dams or modifying waterways definitely requires permits.
NSW Local Land Services
Offers free or low-cost advice to landholders across the state. Each region has offices staffed with people who understand local conditions, common land management issues, and regulatory requirements. LLS can help with property planning, vegetation management questions, biosecurity obligations, pest animal control, and connecting you with relevant programs or funding opportunities. Building a relationship with your local LLS early in your land ownership is highly worthwhile. They’ve seen every situation before and can save you from expensive mistakes.
Checklist: First 6 to 12 Months on New Land
Getting your new property functional and productive happens in stages. This checklist provides a practical timeline, though your specific situation might require adjusting the order or timing.
Month 1: Assessment and Planning
Complete detailed property walkover and hazard identification. Take photos and create maps noting vegetation, water, access, and soil variations. Arrange professional soil testing from representative areas. Contact council and Local Land Services to understand any restrictions or requirements. Meet neighbouring landholders to discuss boundary fences, weed issues, and local knowledge.
Months 2-3: Essential Clearing and Access
Slash or clear primary access tracks and areas around existing infrastructure. Address immediate safety hazards like dead trees near buildings or unstable fencing. Begin mechanical clearing of priority areas if required and permitted. Order fencing materials for boundary and essential paddock fencing.
Months 3-5: Fencing and Water
Install or repair boundary fencing in cooperation with neighbours where required. Build essential internal paddock fencing. Establish or repair primary water points, troughs, and tanks. Create basic stock yards or holding areas.
Months 5-7: Soil Conditioning and Preparation
Apply lime or other soil amendments based on test results, ideally several months before planting. Cultivate areas intended for pasture establishment if needed. Continue weed control through slashing, spraying, or grazing.
Months 7-9: Pasture Establishment
Sow pasture during optimal seasonal window, typically autumn in most NSW regions. Monitor establishment closely and control weeds aggressively. Protect newly sown areas from grazing until well established.
Months 9-12: Infrastructure Refinement
Build basic shelter structures as budget allows. Establish additional water points or irrigation if planned. Plant windbreaks or shelter belts for long-term benefit. Refine paddock layouts based on early experience.
Ongoing Throughout the Year
Control weeds before they set seed. Monitor and maintain fencing. Keep records of all work, costs, and observations. Build relationships with local contractors and suppliers. Attend local field days or farming groups to build knowledge and networks.
Frequently Asked Questions
Clearing overgrown land in NSW starts with understanding what you’re legally permitted to clear. Category 1 areas (previously cleared land) generally allow ongoing management like slashing and weed control without approval. Category 2 areas with native vegetation may require permits before clearing. For permitted areas, methods include mechanical slashing for grass and light growth, mulching for heavier vegetation, or strategic grazing with appropriate livestock. Always verify clearing rights with your local council or NSW Local Land Services before starting work, as unauthorised native vegetation clearing carries severe penalties.
The best first step after buying rural land is conducting a thorough property assessment before making any changes. Walk the entire property to identify existing features, vegetation types, water sources, access tracks, and potential hazards. Arrange professional soil testing from multiple locations. Contact your local council and NSW Local Land Services to understand any restrictions, protected vegetation, or permit requirements that apply to your property. This assessment period prevents expensive mistakes and helps you prioritise improvements effectively.
Whether you need council approval to clear land in NSW depends on what you’re clearing and your land’s categorisation under the Local Land Services Act. Routine management of previously cleared land (Category 1) typically doesn’t require approval for activities like slashing, weed control, and maintaining firebreaks. Clearing native vegetation (Category 2) usually requires assessment and often approval. Some clearing is completely prohibited regardless of circumstance. The NSW Land Management (Native Vegetation) Code provides exemptions for certain low-risk clearing activities, but you should verify your specific situation with council or Local Land Services before proceeding with any substantial clearing work.
Transforming newly purchased rural land into productive farmland takes time, patience, and systematic effort. By following these first steps after buying rural land, conducting proper assessments, understanding regulations, and building infrastructure methodically, you’ll establish a solid foundation for successful farming. Remember that every property is unique, local advice is invaluable, and taking time to do things properly now prevents problems for years to come.
