10 Menzies Road, Kangaroo Ground VIC 3097

High bushfire overlay | 16-acre off-grid holding | income-ready studios & stables | three-way septic & solar infrastructure This property carries material bushfire overlay risk that increases insurance costs and imposes ongoing maintenance obligations for defendable space, which a buyer must budget for annually. The 51kW solar system and four septic tanks represent a significant off-grid operational savings, lowering outgoing costs by an estimated $5,000–8,000 per year in energy and waste management. The two separate garden studios with kitchens and bathrooms create a legitimate dual-income opportunity through short-stay rental, effectively reducing the holding cost. On balance, this is a lifestyle holding that functions as a self-sufficient small estate, not a passive investment, and should be judged on its ability to generate partial income while absorbing higher insurance premiums. The competitive rarity here is the combination of scale—nearly 16 acres of bushland—with existing on-site infrastructure that includes a horse arena, stables, a pottery studio, and a pool, all within 30 minutes of Melbourne’s CBD. For a buyer seeking a working rural compound with established studio accommodation and solar independence, this property offers a turnkey position that few comparables can match. It serves best a hobby-farmer, equestrian, or artist buyer who will actively manage the land and leverage the studio rentals. The 2015–2016 listing cycle that went unsold for 225 days signals price sensitivity at the upper end, so your negotiation leverage lies in the bushfire overlay and the carrying cost of the studios. **Sales context:** The March 2010 sale at $2m shows 75% growth over 16 years, though the failed 2015–2016 listing indicates the market did not accept the then-asking price. Current $3.5m–$3.85m range sits above the midpoint estimate of $3.67m, suggesting limited upside without active income from the studios. A buyer should test the lower end given the bushfire and holding costs.