90 Roses Lane, Clunes VIC 3370

Vacant land | 3.057 ha Lot 2 | Clunes rural lifestyle | no flood or heritage overlays | Hepburn Shire The buying case rests on the scarcity of a 3-hectare vacant lot in Clunes free of flood and heritage constraints, which removes two common approval risks and positions this as a clean entry point for a rural lifestyle buyer. The subdivided lot’s size is rare for the area, offering immediate utility for a house site with space for sheds or small-scale hobby use, while the parent parcel’s history of steady appreciation signals local land value growth. This property suits a buyer seeking a low-complexity rural holding within commuting distance of regional centres, where the absence of overlays shortens the path to development. The primary risk is the lack of disclosed utility connections or zoning specifics, which may require separate due diligence on water, power, and septic suitability at the buyer’s cost. The 2022 sale at $475k provides a recent benchmark, but the current $730k estimate suggests a premium that demands justification through comparable sales or confirmed infrastructure access. For a buyer, the commercial logic is to secure the lot before further price growth, then hold as a long-term rural retreat or develop once services are verified. Use this property as a low-maintenance land bank with optionality for future building.