189 Hicks Road, Echuca Village VIC 3564

40 acres | dual titles | irrigation points | Echuca fringe This property is competitively positioned as a rare small-scale farming holding within commuting distance of Echuca, with its two-title structure offering a genuine configuration edge. The 40 acres are fully usable, subdivided into 10 paddocks with electric fencing, central laneways, and steel cattle yards, which means a buyer acquires an operational grazing setup rather than raw land. The 2 megalitre stock and domestic water supply, plus irrigation infrastructure, reduces reliance on seasonal conditions and supports cattle, horses, or mixed farming. The house, while modest with four bedrooms and one bathroom, includes a self-contained zone and large deck, making it suitable for a family seeking rural privacy without isolation. This property serves best the buyer who wants productive land with immediate utility, not just acreage. The primary risk is that the dwelling is not a prime value driver—the house is functional but dated, and any upgrade costs will be borne by the buyer without necessarily lifting resale value. The subdivision potential is contingent on council approval, which introduces timing and cost uncertainty; a buyer should not pay a premium for this possibility. The commercial logic lies in the land and water infrastructure: this is a holding that can generate agricultural income or offset living costs through grazing or hay production. Hold it as a working lifestyle farm, not as a speculative land bank, and the return comes from utility rather than appreciation.