ORLA Realty › Acreage & farms › Moira Shire
Murray irrigation country, with orchards and dairy platforms side by side.
We are based in Melbourne's north, which puts Moira Shire about 2.75 hours away. We inspect in person — on rural property there is no other way to assess water, access or fencing.
On irrigated country the water is often worth a large share of the purchase. What is attached, what is separate, what transfers with the sale, and what has to be bought on its own — get this in writing before you offer.
Channel or pipeline, delivery share, outlets, pumps, laser grading, and what condition it is all in.
What the allocation has actually been through recent seasons, which is a different question from what is on the title.
Where the water goes after the crop, and what that has done to the soil.
Plant, vat, age, compliance and what it would cost to bring up to standard.
The system, its capacity and whether it meets current requirements. An expensive thing to inherit.
What the platform grows, irrigation if any, and the bought-in feed the operation assumes.
Walking distances, laneway condition, and tanker access in wet weather.
What is planted, how old, what it yields and how many productive years are left.
Entitlement, reliability, delivery and the irrigation system itself. Permanent plantings cannot wait for a dry year to end.
On-farm infrastructure, and how the operation gets people at harvest.
Who buys the fruit, on what terms, and whether that survives a change of owner.
The most expensive mistake on rural land is assuming a house is allowed. Land in a farming or rural zone usually needs a planning permit for a dwelling, the council weighs it against the farming use of the land, and on smaller lots it is often refused — including on blocks that are advertised as though a house were a formality. An existing shed, an old dwelling site, or a neighbour who built ten years ago prove nothing about what you would be granted today. We check the zone, the overlays, the lot history and any existing permit before you offer, and where it is not clear we get it in writing from the council rather than from the listing.
On irrigated country the water can be worth a large share of what you are paying, and it does not always come with the land — entitlements can be held separately, sold separately, or partly transferred. On dry country the question is different but no less important: whether the stock and domestic supply holds through a bad summer, and what the dams and bores really deliver rather than what they look like in April. Either way, get what is included in writing before the contract, not after.
Yes. We are based in Melbourne's north, which puts Moira Shire about 2.75 hours away. We inspect in person — on rural property there is no other way to assess water, access or fencing. We act only for the buyer — never for the seller — across irrigated country, dairy country, horticulture and orchards.
The most expensive mistake on rural land is assuming a house is allowed. Land in a farming or rural zone usually needs a planning permit for a dwelling, the council weighs it against the farming use of the land, and on smaller lots it is often refused — including on blocks that are advertised as though a house were a formality. An existing shed, an old dwelling site, or a neighbour who built ten years ago prove nothing about what you would be granted today. We check the zone, the overlays, the lot history and any existing permit before you offer, and where it is not clear we get it in writing from the council rather than from the listing.
On irrigated country the water can be worth a large share of what you are paying, and it does not always come with the land — entitlements can be held separately, sold separately, or partly transferred. On dry country the question is different but no less important: whether the stock and domestic supply holds through a bad summer, and what the dams and bores really deliver rather than what they look like in April. Either way, get what is included in writing before the contract, not after.
We agree the fee before we start and put it in writing. Call or text 0468 159 935 and we will tell you what a search in Moira Shire involves and what it costs — we would rather be straight about that at the start than have you find out later.
Tell us the country you want and what you want to do with it. We will tell you honestly whether it exists at your budget, and what it would really cost to run.