"Karoola" 651 Karoola Road Inverell NSW 2360

Ray White Rural Inverell is pleased to present for sale a significant agricultural holding in the productive Bukkulla area. Spanning 1,385.52 hectares (3,423.7 acres), this property is ideally suited for grazing, backgrounding, and fodder cropping operations. The property boasts significant water access, including over 9 kilometres of Macintyre River frontage. It is conveniently located 48 km north of Inverell and 23 km south of Ashford.

Land and Production:
The property features a strong mix of productive land types -
• Cultivation: 213 hectares are currently cultivated, with a further 145 hectares previously under cultivation.
• Pastures: The grazing country is well-established, featuring improved pastures including lucerne, clovers, medics, and hardy grass species, with the balance comprising excellent natural grazing land.

Infrastructure:
The property is exceptionally well-improved and watered.
• Fencing: Fencing is of a very high standard, dividing the property into 29 main paddocks. This network includes over 22 km of new fencing, 5.1 km of which is exclusion fencing
• Water Security: Water is a major feature. Sources include the Macintyre River, supplementary creeks, and 12 dams. This is enhanced by two comprehensive reticulation systems (one electric, one solar) that pump to an extensive network of tanks and troughs.

Structural Improvements:
• Two 4-bedroom homes
• Three machinery sheds
• Shearing shed
• Steel sheep yards
• Steel cattle yards
• Various other outbuildings

Operations and Potential:
The property currently supports a substantial mixed enterprise, carrying 230 cows and calves, 44 joined heifers, 149 steers and heifers, 1,040 ewes, and 1000 lambs, alongside cropping activities with significant further scope for development offered by the inclusion of a 210 megalitre unregulated river water licence.

Key Data:
• Average Rainfall: 733 mm per annum
• Elevation: 525 metres
• Council Rates: $6,361.86 per annum

For sale by Expression of Interest, closing Friday, 19th December 2025, at 4:00 PM.
For further information or to arrange an inspection, don't hesitate to get in touch with the exclusive agent: Ron Berkley 0417 612 660 ron.berkley@raywhite.com Ray White Rural Inverell

Annual Rainfall

733mm average per annum.

Fencing

Very well fenced into 29 paddocks which includes over 17kms of new fencing (5.1kms exclusion fencing). A combination of steel and timber posts, barb wire, plain wire and hinge-joint.

Improvements

Modern shearing shed. Three machinery sheds. Steel sheep yards with covered race. Steel cattle yards with vet crush and covered work area. Various outbuildings.

Irrigation

210 megalitre unregulated river water licence.

Services

Electricity, telephone connected and satellite internet.

Stock Carrying Capacity

Currently carrying 230 cows and calves, 44 joined heifers, 149 steers and heifers, 1040 ewes and 100 lambs plus crops.