540 Limonite Road, Boolarra VIC 3870

Rural acreage with creek frontage | 5-bedroom family home | Bushfire overlay applies | High-value land-to-building ratio This property offers a rare combination of a substantial 4-hectare parcel with a functional five-bedroom home, where the 1% building coverage means the land dominates the value proposition. The Ogrady Creek frontage and privacy are genuinely differentiating features in this price bracket, positioning it well for buyers seeking a lifestyle property with genuine usable land rather than a hobby farm. The zoning for Boolarra Primary and Mirboo North Secondary College adds family appeal, while the NBN Fixed Wireless supports remote work. It best suits a buyer who values land and privacy over a polished interior, and who is prepared to invest in the property’s potential rather than expecting turnkey condition. The bushfire overlay is the primary risk, imposing higher construction standards and insurance costs that a buyer must factor into their budget and long-term holding strategy. The property’s estimated value range of $945,000 to $961,000 suggests the $895,000 asking price represents a discount for these risks and the need for potential upgrades. The 2020 sales history indicates limited recent transaction evidence, so a buyer should verify comparable sales and conduct a thorough building and pest inspection. The due diligence checklist from consumer.vic.gov.au is a practical starting point. Hold this property as a long-term lifestyle investment, focusing on land stewardship and incremental improvements rather than expecting short-term capital growth.