Property history
When assessing a rural property, investigate its history thoroughly.
- Request a property search from Local Land Services to check for outstanding rates, levies or restrictions related to chemical residues, plant or animal diseases.
- Inquire about the previous owner's livestock, pasture management and fertiliser use.
- Identify any contaminated sites like cattle dips or rubbish dumps requiring remediation.
- Obtain a sheep and/or cattle health declaration from the vendor to assess livestock diseases that may impact land use.
- Check for derelict mine shafts on the property and ensure they're fenced for safety.
- Confirm if there are any significant Aboriginal sites or objects present on the property through the Aboriginal Heritage Information Management System (AHIMS).
Assessment of property and surroundings
- Assess the condition of structures on the property.
- Identify any pest animals present like rabbits or foxes.
- Assess the condition of fences for stock confinement.
- Identify any nearby threatened species of flora and fauna.
- Ensure essential services are available (phone, gas, water, sewer, internet, electricity) or can be economically provided.
- Consider adjacent land uses for potential impacts (agriculture, quarries, mines, or forestry activities generating dust, odours, or noise).
Local council considerations
- Current development applications in the nearby area.
- Restrictions on your property for obtaining approval for building houses or other structures, or for specific land uses.
- Approved developments in the area that haven't commenced or were built without approval.
- Potential constraints on your property from the local council.
- Flood or bushfire risks, and necessary management activities to minimise impacts.
- Rights-of-carriageway or easements on your property that allow others access.
- Covenants, management plans, or agreements protecting certain areas on your property.
- Outstanding weeds notices affecting your property.
Land zoning and regulations
- Determine the land's zoning and the responsible agency or local government for native vegetation management. Local Land Services can assist with determining your land category.
- Check if the zoning matches your proposed use, or if you need to apply for a change of land use or other permits.
- Confirm if the land has a dwelling entitlement if you plan to build on it.
- Be aware of special conditions that apply to the land.
Your plans for the property
- Determine if you're purchasing for lifestyle or income generation purposes, considering the regulations and responsibilities that apply.
- Assess the viability of improving the property for income generation through activities like livestock farming, including completing a cost-benefit analysis and factoring in the natural capital value.
- Ensure your planned activities align with the landscape and capability of the land and will avoid potential clashes with neighbours.
- Familiarise yourself with regulations and approvals required for building dams and sinking bores and obtaining permits for activities near watercourses.
- Evaluate the availability and quality of water for sustaining your planned activities.
- Assess soil fertility, pH levels, salinity, erosion issues, and suitability for growing crops or pasture.
- Investigate existing conservation agreements, covenants, vegetation management plans, and regulations regarding removal of native vegetation.
- Consider the presence of weeds, their impact, and the time and cost required for control.
- Ensure adequate shade and water availability for livestock.
- Plan for living on the property or determine how frequently you'll be present and your ability to attend to any arising situations promptly.
- Understand the General Biosecurity Duty and its implications.
- Identify priority weeds and assess the potential time and cost required for weed, erosion, and pest animal control.
- Evaluate whether the property will provide the rural lifestyle you seek after considering all these factors.
Where to find more information
- Find your nearest Local Land Services office for local advice.
- Submit a request for a property search.
- Determine your land category using the draft native vegetation regulatory map.
- Determine your property's zoning at the NSW Planning Portal.
- Download the NSW Department of Primary Industries and Regional Development’s Considerations before buying rural land.
- Your local council can advise on flood-prone areas, weed notices, and Section 10.7 Certificates. Find your council.
- Check for bush fire prone land.
- Explore current and former mining operations on the property at Geological Survey of NSW MinView and DIGS, Geological Survey of New South Wales, Department of Primary Industries and Regional Development.
- Verify NBN connectivity.
- Fair Trading NSW offers tips on property buying and agricultural tenancies.
- Learn how to protect cultural heritage on your property, familiarise yourself with Local Land Services cultural heritage resources.