805-865 Old Boundary Road, Balliang VIC 3340

214 acres | Farming Zone | 4-bedroom house | market garden ready | no overlays This property offers a rare combination of scale and proximity. The 214 acres in a Farming Zone with existing market garden infrastructure and four dams positions it as a genuine productive holding, not just lifestyle land. For a buyer seeking to operate a commercial horticulture or grazing enterprise within 30 minutes of Geelong and 35 minutes of Werribee, the location is competitively strong. The absence of bushfire, flood, or heritage overlays removes cost and approval friction that typically burdens rural properties of this size. The 4-bedroom house and multiple sheds mean the property is immediately occupiable, reducing holding costs during transition. It best suits a buyer with an existing farming operation looking to expand, or a serious investor wanting to establish a large-scale market garden close to Melbourne’s western growth corridor. The primary risk is the property’s current unlisted status, meaning any offer must be negotiated without market competition, which can lead to overpaying if the vendor’s expectations are unrealistic. The estimated value range of $1.96m to $2.58m is wide, reflecting limited recent comparables for a property of this configuration. The 2018 sale at $2.15m provides a floor, but the buyer should commission an agronomic assessment to confirm soil quality and water reliability before committing. The opportunity is in the property’s conversion potential: it sits near the Bacchus Marsh Irrigation District, and a buyer with water license access could substantially lift productive capacity. Hold it as a long-term agricultural holding or, if future rezoning occurs, as a land bank.