325 Boundary Road, Mundoona VIC 3635
325 Boundary Road, Mundoona VIC 3635
Rural lifestyle holding | 13-acre fenced block | Equestrian-ready improvements | Renovated interior finishes | Between three regional centres
A rare combination of genuine rural space and modern livability is offered by this property. A renovated kitchen, updated ensuite, and new flooring have been fitted within a solid brick home, so it does not present as a typical farmhouse renovation. On 13.24 acres with electric fencing, a grass arena, horse shelter, and stock troughs, immediate usability is provided for horse owners or hobby farmers. Substantial improvements, including a 60m x 20m arena and a 5-bay machinery shed with workshop, are included. Practical weekend rural living is made achievable by a bitumen road frontage and school bus access, positioned between Numurkah, Nathalia, and Shepparton, while keeping regional services close. This property is best suited to a buyer seeking a balance of space and comfort without a full-scale farming commitment.
Value may be influenced by how the improvements are appraised. The arena, shed, and water infrastructure are considered strong for an equestrian buyer but could be seen as neutral for a pure hobby farmer. A lack of a verified build year and the possibility of rural overlays might be factored into financing or insurance costs. While the location is convenient, reliance on private water and road transport may be viewed as limiting for those seeking a fully serviced suburban property. Buyer competition from lifestyle acreages in the broader region is expected to set the price context.
Detailed Independent Property Report prepared by PropCred Analyst team for 325 Boundary Road, Mundoona VIC 3635
Checks found:
Value Risk
2
Liquidity Risk
1
Planning Risk
Income Risk
Execution Risk
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Market Insight
Mundoona is a very small rural locality in the Goulburn Valley, where the market is defined by its thin depth. Demand is driven by buyers seeking low-volume rural housing stock, though the absence of a confirmed buyer demographic profile limits a precise characterisation. Price trends and median values are not available from public data, indicating a market with insufficient transaction volume to establish a reliable trajectory. Future growth drivers are not evident from the available information, while the primary constraint is the locality’s limited listed stock and lack of a usable suburb-level pricing dataset, reinforcing the risks of operating in a market with very low liquidity.
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PropCred Estimated Value
Comparable Sales: A similar 3-bedroom brick lifestyle property on 13 acres with a shed and arena sold for $780K; a 20-acre rural homestead sold for $920K | Property Price Band: $700K-$800K | Value Drivers: Renovated interior, equestrian infrastructure, land size
Bedrooms
3
Bathroom
2
Parking
2
Land
5.26 ha
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
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