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Land Questions - Zoned for Horticulture
Topic Started: 8 Oct 2013, 03:18 PM (772 Views)
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Hi everyone,

It’s my first post here and I’d just like to say thanks for having me here. I’m currently looking into buying my first property. I really just want to buy some land to hold on to for the future. Cheap land. I’m not well educated on relestate and would just like a few peoples general opinion on a few things.

I’ve come accross a piece of land that is zoned for horticulture. It is STCA on both sheds and houses but this doesn’t really bother me. I wuoldn’t mind building a shed/garage in the future so I could store a few things there for a bit of planting/farming. But it doesn’t bother me sleeping in a tent on the weekends that I wanted to get away for a bit of gardening. I just guess that 20 years in the future I’d have a hope of building some kind of structure on it. Is this an unreasonable assumption?

Theres no electricity turned on at the property but the nearest pole is 20 metres away. As my current situation is I don’t really need any now anyway.

There are two things that have stumped me though and they are the water and rates.
I have been told that rates are $580 and that council rates are $290 pa. What are the differnce between the two. Is it right to assume that the total rates on the property per annum are $580 + $290?

The other thing I am confused about is that the realestate agent has told me that the water delivery rights are 12 megalitres per annum but I need to lease annually to my needs for $60 per megalitre. Then it says the water allocation per annum is NIL. So I’m confused do I tell the council I want X amount of megaliteres in the beginning of the year and if so do I pay just $60 per megalitre or is it a $60 fee + water usage? Or do I have no water rights at all?

The property was previously a citrus property but has been neglected for some time. So if you know of any other questions I should be asking it would be great. Sorry to come in asking lots of questions, I have done some research but have hit a brick wall on google. Any help would be greatly appreciated.
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those
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8 Oct 2013, 03:18 PM
Hi everyone,

It’s my first post here and I’d just like to say thanks for having me here. I’m currently looking into buying my first property. I really just want to buy some land to hold on to for the future. Cheap land. I’m not well educated on relestate and would just like a few peoples general opinion on a few things.

I’ve come accross a piece of land that is zoned for horticulture. It is STCA on both sheds and houses but this doesn’t really bother me. I wuoldn’t mind building a shed/garage in the future so I could store a few things there for a bit of planting/farming. But it doesn’t bother me sleeping in a tent on the weekends that I wanted to get away for a bit of gardening. I just guess that 20 years in the future I’d have a hope of building some kind of structure on it. Is this an unreasonable assumption?

Theres no electricity turned on at the property but the nearest pole is 20 metres away. As my current situation is I don’t really need any now anyway.

There are two things that have stumped me though and they are the water and rates.
I have been told that rates are $580 and that council rates are $290 pa. What are the differnce between the two. Is it right to assume that the total rates on the property per annum are $580 + $290?

The other thing I am confused about is that the realestate agent has told me that the water delivery rights are 12 megalitres per annum but I need to lease annually to my needs for $60 per megalitre. Then it says the water allocation per annum is NIL. So I’m confused do I tell the council I want X amount of megaliteres in the beginning of the year and if so do I pay just $60 per megalitre or is it a $60 fee + water usage? Or do I have no water rights at all?

The property was previously a citrus property but has been neglected for some time. So if you know of any other questions I should be asking it would be great. Sorry to come in asking lots of questions, I have done some research but have hit a brick wall on google. Any help would be greatly appreciated.


My advice is to ask to see whatever documentation the re agent is referring to. There must at least be a sales contract that you could review. Let the re agent know that you are serious about buying and be clear that you want to review all documentation relevant to the sale.

No idea if you will be able to build a house there, but it is safer to work on the assumption that you will never be able to. Maybe with more digging you can find out what type of building the council would currently approve.
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miw
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8 Oct 2013, 03:18 PM
The other thing I am confused about is that the realestate agent has told me that the water delivery rights are 12 megalitres per annum but I need to lease annually to my needs for $60 per megalitre. Then it says the water allocation per annum is NIL. So I’m confused do I tell the council I want X amount of megaliteres in the beginning of the year and if so do I pay just $60 per megalitre or is it a $60 fee + water usage? Or do I have no water rights at all?
That's agricultural water for you. You have to pay for the rights whether you get an allocation or not. And if it is really a horticultural property, a fair amount of the value will be based on that allocation, so if you stop paying and give up the allocation the land value will drop.

You could be waiting a hell of a long time before you can build a house there.
The truth will set you free. But first, it will piss you off.
--Gloria Steinem
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peter fraser
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8 Oct 2013, 03:18 PM
Hi everyone,

It’s my first post here and I’d just like to say thanks for having me here. I’m currently looking into buying my first property. I really just want to buy some land to hold on to for the future. Cheap land. I’m not well educated on relestate and would just like a few peoples general opinion on a few things.

I’ve come accross a piece of land that is zoned for horticulture. It is STCA on both sheds and houses but this doesn’t really bother me. I wuoldn’t mind building a shed/garage in the future so I could store a few things there for a bit of planting/farming. But it doesn’t bother me sleeping in a tent on the weekends that I wanted to get away for a bit of gardening. I just guess that 20 years in the future I’d have a hope of building some kind of structure on it. Is this an unreasonable assumption?

Theres no electricity turned on at the property but the nearest pole is 20 metres away. As my current situation is I don’t really need any now anyway.

There are two things that have stumped me though and they are the water and rates.
I have been told that rates are $580 and that council rates are $290 pa. What are the differnce between the two. Is it right to assume that the total rates on the property per annum are $580 + $290?

The other thing I am confused about is that the realestate agent has told me that the water delivery rights are 12 megalitres per annum but I need to lease annually to my needs for $60 per megalitre. Then it says the water allocation per annum is NIL. So I’m confused do I tell the council I want X amount of megaliteres in the beginning of the year and if so do I pay just $60 per megalitre or is it a $60 fee + water usage? Or do I have no water rights at all?

The property was previously a citrus property but has been neglected for some time. So if you know of any other questions I should be asking it would be great. Sorry to come in asking lots of questions, I have done some research but have hit a brick wall on google. Any help would be greatly appreciated.
Ask the local council whether you can build there, and if it could ever be subdivided.

You should know that the reason it is cheap is because you probably can't subdivide and can't build, and importantly you won't be able to get home loan finance for this land, and in the event of a sale you will find it difficult to sell, unless you sell it cheap.

Don't rush your decision.
Any expressed market opinion is my own and is not to be taken as financial advice
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