Prices of Farms For Sale Victoria Hit Record High

Strong Balance Sheets, High Commodity Prices And Low Interest Rates Inflate Value Of Farms For Sale Victoria

Strong balance sheets, high commodity prices and low interest rates propelled the median price of farms for sale Victoria 30.4 per cent higher to a record $10,583 per hectare in 2021, the sixth consecutive year of growth.

The 2021 median price increase was the largest seen in the past 27 years and well above the five-year cumulative average growth rate (CAGR) of 14.3 per cent, according to the just-released Australian Farmland Values 2022 report.

Above: The 2021 median price increase was the largest seen in the past 27 years

The growth was driven by a combination of all regions experiencing a significant increase in median price per hectare, led by the south-west region which rose by 35.2 per cent year-on-year (YoY). The Gippsland and northern regions also experienced significant growth, jumping 28.8 and 25.4 per cent respectively.

The volume of transactions across Victoria rose by 12.8 per cent to 1,817 in 2021, above the five-year average of 1,680 and the highest transaction volume since 2017. All regions recorded an increase in transaction volume in 2021, led by Gippsland with a 18.9 per cent rise. The south-west and northern regions also recorded significant increases of 13 per cent each while the number of transactions in the north-west only rose by 0.6 per cent.

Above: Victoria experienced a significant rise in the number of higher priced transactions in 2021

Produced by Rural Bank, the report found the growth in the number of farmland transactions contributed to a 27 per cent increase in the estimated area of land traded which rose to 256,327 hectares in 2021. The combined impact of growth in the area of land traded and higher prices resulted in the total value of all land sold in 2021 rising to a record high of $2.4 billion.

Victoria experienced a significant rise in the number of higher priced transactions and a fall in lower priced transactions in 2021. The largest increase in transaction volume was seen for properties priced above $20,000/ha, which rose from 108 transactions in 2020 to 294 in 2021.

Above: Price growth was strongest in larger farmland parcels above 150 hectares

Andrew Smith of Rural Bank Eastern Australia adds the state saw a rise in the number of Melbourne buyers moving into regional areas and purchasing land, along with an increase in people electing to retire while land prices are so strong, capitalising on the buoyant market.

“Looking forward for the remainder of 2022, the market is expected to remain strong, and with healthy local demand in most districts, prices are also expected to be well above average,” he says.

Farms For Sale Victoria: Gippsland

The Gippsland region’s median price rose 28.8 per cent in 2021 after a five per cent decline in 2020, taking the five-year CAGR to 8.9 per cent.

All municipalities in the region recorded YoY growth, except for Cardinia which declined by 12 per cent. East Gippsland and Wellington experienced the strongest growth in 2021.

Transaction volume in Gippsland also rose strongly in 2021 with an 18.9 per cent increase adding to the 24.3 per cent rise in 2020. Transaction volume trends were mixed across the municipalities with rises in Wellington, Baw Baw and East Gippsland offsetting declines in La Trobe and South Gippsland.

Above: Gippsland farmland prices have risen an average of 8.9 per cent per annum over the past five years

The region experienced a shift toward a greater proportion of higher priced transactions. There were twice as many transactions priced above $20,000/ha in 2021 and 44 per cent more in the $16,000-20,000/ha range.

There was a shift in the profile of transactions by parcel size ranges in 2021 with a greater proportion of smaller and mid-size properties traded. The number of transactions smaller than 100 hectares increased by 23.5 per cent in 2021. Meanwhile, the number of transactions larger than 100 hectares only increased by 4.2 per cent.

Median price growth was recorded across all parcel size ranges in 2021. Parcels larger than 150 hectares were in particularly strong demand with a median price rise of 77.1 per cent in 2021.

Farms For Sale Victoria: Northern

The northern region recorded its 10th consecutive year of price growth in 2021 (+25.4 per cent), the longest run of growth out of Victoria’s regions. Over that 10-year period, the median price per hectare has increased at a CAGR of 9.8 per cent.

Median price growth was a consistent trend across the region with only the Loddon municipality falling marginally YoY. Indigo, Wodonga and Mitchell experienced the strongest median price growth in the region.

Above: The northern region of Victoria recorded its 10th consecutive year of price growth in 2021

The number of transactions in northern Victoria rose by 12.8 per cent in 2021, the largest percentage increase since 2015. The largest rise occurred in Gannawarra and Campaspe.

The rise in transaction volume was concentrated in higher price ranges, with the number of transactions above $16,000/ha more than doubling from 2020.

Growth in median prices occurred across all parcel size ranges but was strongest for parcels larger than 150 hectares, which rose by 51.5 per cent. This parcel size range also has the strongest longer-term growth rates with a 10-year CAGR of 11.4 per cent and 20-year CAGR of 8.8 per cent.

Farms For Sale Victoria: North West

The north-west region recorded a third straight year of growth in median price per hectare in 2021 with an increase of 16.3 per cent.

Despite having the state’s lowest median price growth in 2021, the region’s median price has increased by 71.6 per cent over the past three years, second only to the south-west.

Growth in median prices was relatively consistent across the region with all municipalities in the region recording YoY price growth in 2021, except for Swan Hill.

The number of transactions in the north-west only rose by one in 2021 to 174. This followed a rise of 17.7 per cent in 2020. Despite this growth, the availability of land in the region is tight with transaction volume in 2021 down 17.5 per cent compared to the 10-year average.

Above: Median farmland prices in the north-west region of Victoria have increased by 71.6 per cent over the past three years

Across the region, half of the municipalities recorded YoY rises in transaction volume. Mildura recorded the strongest growth in transaction volume. Meanwhile, Buloke experienced the strongest decline in transactions.

Despite overall transaction volume remaining relatively stable, there was a shift in the profile of transactions by price ranges. In 2021 there were 16.9 per cent fewer transactions priced below $6,000/ha. At the same time, the number of transactions above $8,000/ha rose by 147 per cent.

There was also a shift in the proportion of transactions by parcel size with a lower proportion of smaller properties traded in 2021. This was offset by a 24.4 per cent rise in the number of transactions between 200-300 hectares.

All parcel size ranges recorded growth in median prices per hectare with the strongest growth recorded for parcels larger than 300 hectares at 42.2 per cent.

Farms For Sale Victoria: South West

The south-west region recorded a sixth consecutive year of growth in median price per hectare in 2021 (+35.2 per cent), the second longest run of growth out of all the regions in Victoria. Over that period of six years, the median price has increased by 166 per cent.

Growth in median prices per hectare was again consistent across all municipalities except for West Wimmera which declined 10 per cent YoY.

The number of transactions in south-west Victoria rose 13.3 per cent in 2021 to the highest level since 2015 and 10.4 per cent above the 10-year average. Throughout the region, most municipalities recorded YoY increases in transaction volume. The largest rises were observed in Corangamite, Colac and Moorabool.

Above: Over the past six years, the median price of farmland in south-west Victoria has increased by 166 per cent

The rise in transaction volumes was heavily concentrated in higher price ranges. In 2021 there were almost three times more transactions priced above $16,000/ha compared to 2020. At the same time, the number of transactions for lower priced ranges dropped significantly, especially in the $8,000-12,000/ha segment, which had 33 per cent fewer transactions.

South-west Victoria recorded a greater proportion of larger parcels traded in 2021. There were 56.7 per cent more transactions larger than 150 hectares and 14.3 per cent more between 100-150 hectares in 2021.

Significant rises in median price per hectare occurred across all parcel size ranges in 2021. Parcels larger than 150 hectares had the highest median price growth in 2021 at 66.4 per cent and the highest 10-year CAGR of 17.3 per cent.

If you’re looking to buy farms for sale Victoria check out some of our favourite farms for sale Victoria below. To view almost 700 farms for sale Victoria click here.

Farms For Sale Victoria: 165 Phillips Road, Castle Creek

‘Rosari’ is a complete unit small farm for sale in the Wodonga district a mere 10 minutes’ drive to the Wodonga CBD.

Above: The property comprises strong hill grazing country, currently utilised for sheep and cattle grazing

Set across 129 hectares (320 acres), the property comprises strong hill grazing country, currently utilised for sheep and cattle grazing and super fine wool production, with large areas of undulated pasture country and some areas of hill country. The pastures throughout this lifestyle farm for sale Victoria are predominately native with some areas of improved pasture throughout and a very good history of fertiliser.

Above: This farm for sale Victoria comprises large areas of undulated pasture country and some areas of hill country

The fencing has been carefully planned and maintained over the current tenure to ensure easy management of stock, and has been subdivided into easy to rotate paddocks.

Above: Well-maintained fencing on this farm for sale Victoria ensures easy management of stock

Water on this property is considered reliable with a bore, multiple dams – both spring fed and catchment, and rainwater tanks. The ground water in this area is a true feature. Working improvements include a substantial three-stand wool shed with quality stock handling and loading facilities, multiple open-fronted sheds including lock-up machinery shedding, cattle handling facilities, 10.5KW solar system, water pumps and electric fence energiser.

Above: This farm for sale Victoria includes a substantial three-stand wool shed 

The brick-veneer residence on this farm for sale Victoria sits on an elevated site in a private setting with uninterrupted, breathtaking views, and features all the creature comforts you would expect.

Above: This farm for sale Victoria boasts a four-bedroom home, including master with ensuite

The home comprises four bedrooms all with built-in robes and ensuite to the master, comfortable living spaces, formal lounge and open plan kitchen/living/dining, and an outstanding kitchen with quality cabinetry, stone benches and quality features like double oven and dishwasher.

Above: This farm for sale Victoria's home features an outstanding kitchen with quality cabinetry and stone benches

The central bathroom is generous in size and modern in looks. Air-conditioning is provided by split system and evaporative cooling and the heating is via gas, split system, and wood combustion. Water for the house is considered reliable.

Above: The home on this farm for sale Victoria boasts uninterrupted, breathtaking views

An easy drive to all the north-east of Victoria has to offer, the rural homestead is set amongst well-established, low-maintenance gardens and beautiful green-lawned areas; and is powered by a 10.5KW solar system.

Above: This farm for sale Victoria is set amongst well-established, low-maintenance gardens

Click on the highlighted link for more information on this farm for sale 165 Phillips Road, Castle Creek.

Farms For Sale Victoria: 3336 Loddon Valley Highway, Tragowel

This superb, highly productive Goulburn Murray Valley holding comprises 441.77 hectares (1,091.64 acres) of land with a heavy carrying capacity.

Above: This farm for sale Victoria comprises 441.77 hectares of land with a heavy carrying capacity

Situated just 12.5 km east of Kerang, 116km north of Bendigo, and 267km north of the Melbourne CBD, the property can accommodate 300-450 milking cows via a 25-a-side swing-over herringbone dairy, collecting yard and feed pad with high-yield grazing and fodder crops such as annual grasses and clover, forage sorghum, lucerne and maize.

Above: This farm for sale Victoria can accommodate 300-450 milking cows

Irrigated via the Goulburn-Murray Water system, this property is currently laid out to 650 acres of flood irrigation and 200 acres for dryland cropping, which combined, produce hay, silage and grazing, with the remaining area being utilised for infrastructure, young stock and turn-out blocks.

Above: This farm for sale Victoria comprises 650 acres of flood irrigation and 200 acres for dryland cropping

The property is currently running a 300-head cross-bred milking herd with 100 head of young stock, 80 head of mixed beef cattle, 180 merino ewes with cross-bred lambs and 550 store lambs.

Above: This farm for sale Victoria includes a 30-tonne grain silo with roller mill, cattle crush and yards

This is supported by substantial infrastructure, including a 30-tonne grain silo with roller mill, cattle crush and yards attached to milking yard, 12m x 24m fully-enclosed four-bay shed, 3.5m x 3m transportable office/sleepout, and two diesel re-use pumps.

Above: This farm for sale Victoria includes a 25-a-side swing-over herringbone dairy

Three-phase power is provided by a 25kw solar panel system; while irrigation water is accessed via four automated mag flow outlets from GMW channel system which runs through property.

Above: This farm for sale Victoria features a three-bedroom weatherboard house

The property features a three-bedroom weatherboard house boasting a master bedroom with ensuite and walk-in robe, and a separate bath and shower in the main bathroom.

Above: This home on this farm for sale Victoria includes a second lounge area with wood fireplace

It also includes a lounge room, second lounge area with wood fireplace, dining area, separate bath and shower in main bathroom, and a kitchen featuring relatively new appliances, stone benchtops and walk-in pantry. House water is supplied by a 22,700-litre rainwater tank.

Above: This farm for sale Victoria boasts a kitchen featuring new appliances, stone benchtops and walk-in pantry

Click on the highlighted link for more information on this farm for sale 3336 Loddon Valley Highway, Tragowel.

Farms For Sale Victoria: 120 McKellars Road, Yulecart

This 100-hectare (247-acre) farm for sale is located west of Hamilton at Yulecart with views of Mount Dundas and the southern Grampians in Victoria’s western district.

Above: This farm for sale Victoria boasts views of Mount Dundas and the southern Grampians

Almost totally renovated in 2019, the superbly presented ‘Viladale’ is an excellent example of early western Victorian bluestone homesteads built after the turn of the century.

Above: This farm for sale Victoria features a renovated bluestone homestead

Constructed in 1904 for John and Bertha Habel, this is a very comfortable and well-maintained three-bedroom bluestone homestead with study/fourth bedroom, living area, multiple bathrooms and large kitchen with two walk-in pantries.

Above: The homestead on this farm for sale Victoria includes a large kitchen with two walk-in pantries

Boasting a deep, rich history, the home is well heated with two slow-combustion wood heaters each in the living room and kitchen and reverse-cycle air-conditioners.

Above: The living room in this farm for sale Victoria boasts a slow-combustion wood heater

The master bedroom with ensuite faces north with views over the expansive garden capturing the winter sun. Off the hallway is a second bedroom with an ensuite. The main bathroom in the centre of the house is complete with bath, shower, toilet and vanity.

Above: The home on this farm for sale Victoria includes a master bedroom with ensuite and north-facing views

The established garden with heated in-ground pool is very spacious with large lawn area, an in-ground watering system, English trees and a rose garden. The property offers well-fenced paddocks with a cover of phalaris, clover and ryegrass. The fertile land is suited to wool and sheep meat production.

Above: This farm for sale Victoria boasts established gardens with heated in-ground pool

Improvements include a two-stand shearing shed, stockyards, five-bay machinery shed including lockable workshop, three-bay garage, and secure water through 91,000-litre rainwater tanks supplying the homestead and a bore equipped with a submersible electric pump providing good quality water via header tanks reticulated to stock troughs located in each of the 16 paddocks.

Above: This farm for sale Victoria is equipped with stockyards and a five-bay machinery shed

‘Viladale’ offers a brilliant lifestyle and farming opportunity in picturesque surrounds on the edge of the stylish provincial city of Hamilton, a mere 20-minute drive to the Grampians and a one-hour drive to Port Fairy and the beach.

Above: This farm for sale Victoria includes stock troughs located in each of the 16 paddocks

Click on the highlighted link for more information on this farm for sale 120 McKellars Road, Yulecart.

Farms For Sale Victoria: 869 Crusoe Road, Lockwood South

This unique farm for sale is in the picturesque Lockwood locale, just a short drive from Bendigo, and comprises a little more than eight hectares (20 acres) of workable farmland, paddocks and traditional gardens.

Above: This farm for sale Victoria comprises a little more than eight hectares of workable farmland

Currently operating as ‘Hillcrest Cherry Farm’, this family-run and operated hobby farm presents a lifestyle opportunity for those seeking a business venture or property where all the hard work has been done.

Above: This farm for sale Victoria currently operates as ‘Hillcrest Cherry Farm’

The property includes a variety of fruit orchards – including cherries and stone fruit, a 11-megalitre water right, plus fully fenced paddocks and a raft of outbuildings including cool room, chicken coop, dog cages, horse barn and bird aviaries.

Above: This farm for sale Victoria features a variety of fruit orchards, including cherries and stone fruit

‘Hillcrest’ homestead was originally built in 1889 and has been added to over the years without compromising heritage features including picture rails, open-fireplaces and high ceilings.

Above: The homestead on this farm for sale Victoria was originally built in 1889

A show-stopping, custom-built concrete entertainment unit runs the length of the living room, in addition to a smartly concealed study hidden behind panelled doors. Floor-to-ceiling glass sliding doors open out onto a brick paved outdoor entertaining area and fireplace overlooking the fruit orchards.

Above: The home on this farm for sale Victoria boasts a custom-built entertainment unit running the length of the living room

A freshly renovated bungalow suite features corner windows flooding the area with natural light and enjoys the views of gardens beyond. A separate sitting room and ensuite bathroom complete the space, making it the perfect retreat.

Above: The home on this farm for sale Victoria includes a quality farmhouse kitchen

The quality farmhouse kitchen includes full wall of storage, stone benchtops and Belling free-standing oven. The original part of the home displays the character and charm iconic to homes of this era, with original pine flooring running through each room and open fireplaces offering warmth and the perfect place to sit and enjoy the serenity.

Above: The home on this farm for sale Victoria features original pine flooring running through each room and open fireplaces

Traditional gardens surround this beautiful home, with planting for year-round beauty including rose gardens, hedging and established trees. The yard is filled with lush green nooks to create many family memories and entertain with friends.

Above: This farm for sale Victoria is surrounded by traditional gardens including roses, hedges and established trees

This is a unique opening for those seeking a tree-change; a true lifestyle property surrounded by the rolling hills of Lockwood with potential to develop and grow a business on your very own slice of country paradise.

Click on the highlighted link for more information on this farm for sale 869 Crusoe Road, Lockwood South.

Farms For Sale Victoria: 895 Derril Road, Moorooduc

An unrivalled boutique broodmare and agistment property that ranks as one of Victoria’s finest, every element of ‘Princeton Stud’ has been purpose-built to enhance the well-being and preparation of equine athletes and pamper horse-lovers with a superb limestone residence, pool, tennis court and meticulously designed gardens.

Above: This farm for sale Victoria is an unrivalled boutique broodmare and agistment property

Set on almost 22 hectares (54 acres), this carefully planned and manicured property boasts a European-inspired stable complex, neatly laid out with 33 fully irrigated rearing and spelling paddocks and ‘Horserail’ electric fencing, two picturesque dams and a remote gated entry with easy freeway access in the heart of the Mornington Peninsula’s thoroughbred country.

Above: This farm for sale Victoria features a superb limestone residence, pool, tennis court and meticulously designed gardens

The complex, which also features 10 rubber-lined stable boxes, tack room, laundry and bathroom, and wash-down and tie-up areas, has been purpose-built to house up to 50 horses.

Above: This farm for sale Victoria boasts a European-inspired stable complex

Serviced by two dams and 180,000-litre rainwater storage, the picturesque grounds offer a private haven for someone looking for a special property, complete with avenues of personally selected trees and a hedged in-ground pool.

Above: This farm for sale Victoria features superb gardens and outdoor spaces, including a clipped hedge maze

The five-bedroom residence delivers a spectacular take on country life with sprawling living areas, a wide north-facing veranda overlooking the sparkling in-ground pool, flood-lit tennis court and a free-flowing floorplan that blends seamlessly with the superb gardens and outdoor spaces, including a clipped hedge maze.

Above: This farm for sale Victoria includes a spectacular five-bedroom residence

The warming glow of a limestone fireplace sets the tone as you enter through the formal lounge that flows into a light-filled family and meals area with picture-perfect garden views across this magnificent property.

Above: The home on this farm for sale Victoria includes a formal lounge that flows into the family and meals area

Beneath soaring ceilings and skylights, the provincial kitchen is fully equipped with modern appliances and shares in the superb outlooks across the tiled terrace veranda.

Above: The home on this farm for sale Victoria boasts a provincial kitchen fully equipped with modern appliances

In addition to the five-bedroom accommodation, the homestead also offers an office/rumpus room and the master bedroom is equipped with a full ensuite and a delightful courtyard in which to enjoy a morning coffee and a book.

Above: The home on this farm for sale Victoria includes five bedrooms including master equipped with a full ensuite

A comfortable 50-minute commute to the Melbourne CBD via Peninsula Link, and only 10 minutes’ drive to seaside Mornington, this really is an opportunity too unique to miss.

Click on the highlighted link for more information on this farm for sale 895 Derril Road, Moorooduc.