202 Summer Hill Road, Vacy NSW 2421

Bushfire risk overlay | Large hobby farm holding | Dungog market exposure | Pre-2016 price growth already absorbed This property carries a detected bushfire overlay, which increases insurance premiums and may limit future lending appetite from some institutions. The 58.86 hectare holding on gently undulating paddocks with a dam and timbered hills offers genuine hobby farm utility, but the 2023 listing failed to transact after 230 days, suggesting the current $2.46 million asking sits at the upper boundary of what this market will absorb. The 2003 brick and Colorbond residence with three living areas, pool, and four parking spaces represents functional family infrastructure, yet the value per hectare at over $41,000 reflects premium pricing for a property that last sold privately at $1.086 million in 2017. Hold only if prospective use as a working horse or cattle property can generate offsetting lifestyle or income returns that justify the premium over alternative acreage options in the Hunter Valley. The competitive strength lies in the scale—nearly 59 hectares within two minutes of Vacy village and reliable NBN—making it rare for buyers seeking both proximity to services and genuine agricultural capacity. The three separate living zones and established dam infrastructure position this property best for a family wanting to run livestock while maintaining separate indoor spaces for work or extended household. Comparable sales data shows the 2017 private treaty at $1.086 million and a 2016 transfer at $940,000, indicating this property has appreciated approximately 126% in seven years, a trajectory that may now plateau given current listing duration risk. To proceed, commission a bushfire assessment report and review comparable sold listings in Dungog LGA for the past six months before engaging an independent valuation.