98 Rocky Waterhole Road, Mount Frome NSW 2850

Aged cottage needs full renovation | Bushfire overlay requires clearing and maintenance | Water tanks supplement uncertain bore supply | Two-storey layout may complicate repairs | No price guide creates auction risk This property presents a clear trade-off. The 5km proximity to Mudgee CBD and established paddock system offer immediate lifestyle and hobby farm utility, but the renovation liability is material. The buyer must budget at least $150,000 for structural and interior updates, plus ongoing bushfire management costs. The water setup reduces dependency on mains, yet bore reliability is unverified. This is a hold-and-improve proposition, best suited for a buyer willing to manage construction risk for long-term capital growth. The competitive advantage here is rarity. Most hobby farms within 5km of Mudgee are either developed or subdivided, whereas this 25-acre block retains its original layout and views. The four paddocks, stables, and hay shed mean the land is income-ready for agistment or small stock, covering some holding costs. This property suits a family or retiree seeking a manageable rural retreat with town access, not a passive investor. The next logical step is a physical inspection to assess the cottage’s true condition and commission a bore test.