38 Wellers Gap Road, Howlong NSW 2643

40.4 ha farm block | Howlong NSW | rural grazing land | single-title holding The property’s competitive strength lies in its scale and simplicity—a single, 40.4 hectare rural parcel with clear agricultural classification, not a subdivided or residential lot. For a buyer seeking operational grazing land or a lifestyle farm within the Federation area, this holding offers a rare combination of size and clean title history. The 2022 sale at $1.495 million set a transparent benchmark, and the modest estimated uplift to $1.565 million suggests the market has not overrun the entry point. This property is best suited to a buyer who values a straightforward, income-capable land parcel over a renovated dwelling or subdivided asset. The primary risk is the lack of recent comparable transactions or subdivision activity, which limits liquidity and makes resale timing uncertain. The buyer also carries the cost of verifying the 40.4 hectare boundary against the title lot 53, given one portal’s erroneous 40 m² entry. Opportunistically, the property’s single-title structure and rural zoning allow for future agistment, leasing, or potential future subdivision if council policy shifts—though no such path is currently indicated. Hold this land as a long-term rural holding, using it for grazing or lease income while monitoring Federation Council’s land-use strategy.