Making the move from city to country is an exciting prospect, but buying rural property comes with unique challenges that can catch first-time buyers off guard. Whether you’re looking for a working farm, lifestyle block, or shifting to a more rural, self sustainable lifestyle, avoiding these common pitfalls will save you time, money, and heartache.
1. Underestimating Infrastructure and Utilities Costs
One of the biggest shocks for city buyers is discovering that basic services aren’t automatically available on rural properties. Check the availability and cost of power, water, postal, waste disposal, internet and phone services.
What goes wrong: Buyers assume electricity, water, and internet will be readily available and affordable. In reality, connecting utilities to remote properties can cost tens of thousands of dollars.
How to avoid it:
- Request detailed utility connection quotes before making an offer
- Factor connection costs into your budget (electricity connections can range from $5,000-$50,000+ depending on distance)
- Check internet speeds and mobile coverage on-site, especially if you plan to work from home
- Investigate bore water quality and septic system requirements
2. Ignoring Soil Quality and Land Capability
Not all rural land is created equal. Soil quality, drainage, and topography directly impact what you can do with your property and its long-term value.
What goes wrong: Buyers fall in love with a view without considering whether the land can support their intended use – whether that’s cropping, grazing, or even building additional structures.
How to avoid it:
- Commission a professional soil test and land capability assessment
- Check council records for any soil contamination or previous land use issues
- Understand slope percentages and drainage patterns
- Research the area’s agricultural history and suitability for your intended use
Read our soil testing guide to help if you’re uncertain about this one.
3. Overlooking Water Rights and Availability
Water is often the most valuable resource on rural property, yet many buyers don’t fully understand their water entitlements or restrictions.
What goes wrong: Buyers assume they can use groundwater or surface water freely, only to discover strict licensing requirements or seasonal restrictions that limit their plans.
How to avoid it:
- Verify all water rights and licences included in the sale
- Check with your state’s water authority about extraction limits and licensing requirements
- Test bore water quality and flow rates
- Understand seasonal availability and any sharing arrangements with neighbours
- Review any environmental or heritage restrictions on water use
Unsure about water rights? We have a very useful guide for that here which should be very useful in your property buying journey.
4. Failing to Research Planning and Zoning Restrictions
Rural zoning can be complex, with significant variations between councils and states. What looks like unlimited potential might be heavily restricted.
What goes wrong: New owners discover they can’t build that dream home, start their intended business, or subdivide the land due to zoning restrictions they didn’t research.
How to avoid it:
- Contact the local council to understand current zoning and any planned changes
- Check building setbacks, height restrictions, and coverage limits
- Investigate approval processes for new dwellings or commercial activities
- Understand environmental overlays that might restrict development
- Research neighbouring properties for approved or planned developments
5. Underestimating Ongoing Maintenance Costs
Rural properties require significantly more maintenance than suburban homes, from fencing and roads to machinery and livestock facilities.
What goes wrong: First-time rural buyers budget for the purchase price but fail to account for the ongoing costs of maintaining larger properties, often leading to financial strain.
How to avoid it:
- Budget 2-5% of property value annually for maintenance
- Factor in costs for fence repairs, road maintenance, and weed control
- Consider machinery costs if you’re buying a working farm
- Account for seasonal variations in maintenance needs
- Get quotes for professional services you’ll need (fencing contractors, machinery servicing)
6. Not Understanding Biosecurity and Agricultural Requirements
Rural properties often come with biosecurity obligations and agricultural compliance requirements that city buyers aren’t familiar with.
What goes wrong: New owners face fines or legal issues for failing to comply with livestock identification, weed management, or biosecurity protocols they didn’t know existed.
How to avoid it:
- Research your state’s biosecurity laws and requirements
- Understand weed management obligations and identify declared noxious weeds on the property
- Check for any existing livestock identification or movement requirements
- Investigate neighbour protocols for stock movements and shared infrastructure
- Contact your local Landcare group for area-specific advice
7. Inadequate Due Diligence on Access Rights
Rural property access can be complex, involving shared driveways, easements, and seasonal access restrictions that aren’t immediately obvious.
What goes wrong: Buyers discover their “private” driveway is shared, or that access becomes impassable during wet weather, limiting their ability to use the property year-round.
How to avoid it:
- Verify legal access routes and check for any easements or rights of way
- Drive all access routes in different weather conditions
- Check the condition and maintenance responsibility for shared roads
- Country road maintenance and accessibility in adverse climate conditions should be thoroughly investigated
- Understand any locked gate protocols with neighbours
8. Overlooking Natural Disaster and Climate Risks
Rural properties face unique risks from bushfires, floods, droughts, and severe weather that require specific preparation and insurance coverage.
What goes wrong: City buyers underestimate rural risk exposure and find themselves uninsured or unprepared when disaster strikes.
How to avoid it:
- Research the area’s bushfire, flood, and drought history
- Check government risk maps and emergency management plans
- Ensure adequate insurance coverage for rural-specific risks
- Understand asset protection requirements and access routes for emergency services
- Plan for backup power, water storage, and communication systems
9. Not Factoring in Distance and Transport Costs
The isolation that makes rural living appealing also creates additional costs and logistical challenges that city dwellers often underestimate.
What goes wrong: Buyers focus on lower property prices without calculating the increased costs of transport, fuel, and time for regular activities.
How to avoid it:
- Calculate annual fuel costs for regular trips to town
- Factor in delivery charges for goods and services
- Consider the time cost of longer trips for shopping, services, and emergencies
- Research local service availability (medical, veterinary, schools)
- Plan for backup transportation options
10. Rushing the Purchase Decision
The competitive rural property market can pressure buyers to make quick decisions, but rural purchases require more thorough investigation than city properties.
What goes wrong: Buyers skip essential inspections or research to secure a property quickly, only to discover major issues after settlement.
How to avoid it:
- Allow extra time for building and pest inspections tailored to rural properties
- Commission specialist inspections for dams, bores, and agricultural infrastructure
- Research comparable sales carefully – rural properties are unique
- Get multiple professional opinions on property value and potential
- Don’t waive important contract conditions under pressure
It’s important to have a structured process to your purchasing decision. Everyone has their own way, but we’ve created a rural property buying checklist which should be a good place for you to start.
Key Takeaways for Successful Rural Property Buying
Buying rural property successfully requires patience, thorough research, and professional advice from experts who understand the rural market. The most successful rural property buyers:
- Engage rural property specialists and solicitors familiar with agricultural law
- Spend considerable time on the property in different weather conditions
- Build strong relationships with neighbours and local community members
- Plan for the unexpected with adequate insurance and emergency preparations
- Budget conservatively for both purchase and ongoing costs
Remember, rural property buying isn’t just about finding the right land – it’s about finding the right lifestyle fit for your long-term goals and budget.
Keen to learn more about purchasing rural property? Check out our buying guide here or use our AI tool to work out the ideal location and land size for your needs. If you’re a little bit further down the consideration journey, make sure you use our Farm Loan Calculator to compare loan options and work out exactly what your financial situation could look like.
