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50-60 CRUICE DRIVE WOODFORD QLD 4514

FARM FOR SALE

$3,500,000

Estimated Valuation

50-60 CRUICE DRIVE WOODFORD QLD 4514 Property Photo
Bedrooms

7

Bathrooms

3

Car Space

0

Land Size

14.33 m²

Year Built

-

Property Type

Farm

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Added 15 hours ago
Listing Price

Price withheld

Listed By
Ray White - Maleny
Highly versatile agricultural asset combining two family homes and extensive climate-controlled infrastructure suitable for mushroom farming or controlled environment horticulture. With 24 production rooms on 35+ acres, this is a rare opportunity for an experienced operator to step into a proven commercial facility with decades of history.

Description

This is a rare and substantial rural holding located in Woodford, Queensland, combining two separate residential homes with approximately 2,753 square meters of specialized commercial production infrastructure. The property sits on roughly 14.33 hectares (35.4 acres) and has successfully supported a multimillion-dollar farming operation for decades, specifically mushroom growing.

The primary asset is the industrial infrastructure: two large sheds containing a total of 24 climate-controlled growing rooms. The larger shed measures approximately 70x28 meters with twelve rooms, including ten substantial units measuring 7x20 meters each. The second shed is 40x23 meters and provides another twelve rooms plus a cold room. Photos indicate the interior is clean, white-walled, and equipped with industrial racking (Image 14), though some areas appear empty or ready for new occupants (Images 12, 13). External views show large ventilation stacks and industrial generators (Images 8, 9, 10).

Residential accommodation is provided by two distinct homes. The main residence offers 264 square meters of space with four bedrooms, two bathrooms, and multiple living areas designed for separation. The second home provides 172 square meters with three bedrooms and one bathroom. Photos of the residences (Images 4, 5) show standard single-story brick construction with tiled or concrete floors and older aesthetic finishes.

The property includes extensive water security via a large capacity bore and rainwater storage, evidenced by the industrial tap infrastructure in Image 11. The site is surrounded by trees and open fields (Images 0, 6, 18), confirming its rural setting. The overall condition appears fair to good for a commercial facility; while the production sheds look maintained, the residential sections show signs of standard wear consistent with an established property rather than a brand new build.

Property Style & Condition

Overall
standard
fair
Condition
Exterior
farmhouse
good
Condition
Livingroom
standard
fair
Condition
Bedrooms
standard
fair
Condition
Kitchen
outdated
fair
Condition
Bathroom
standard
fair
Condition
Yard
standard
good
Condition

Key Features

Approximately 14.33 hectares (35.4 acres) of land
2,753 square meters of specialized production infrastructure
24 climate-controlled growing rooms across two sheds
Large capacity bore and extensive rainwater storage
Two separate residences totaling 436 square meters
Main residence: 4 bedrooms, 2 bathrooms, 264 square meters
Second residence: 3 bedrooms, 1 bathroom, 172 square meters
Industrial ventilation systems and generators
Cold room, packing space, office, and storage areas
Concrete driveways and paved yard areas
Covered patio on the second residence
Rural setting with mature trees

Specifications

Property Details
Property Type Farm
Stories 1
Parking Type driveway
Construction brick,steel
Windows single pane
Gas lpg gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views valley, forest
Rental Information
long term rental only

Exterior

shed
water tank
bore water
driveway
covered patio
patio
rainwater collection

Indoor

home office
tile floors
built in shelving
central ac
split system
single story
Listed on 09 Sep 2026

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    Property     WOODFORD     LGA

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State Average (Violent) 1 in 84

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1 The Property

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2 Your Situation

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3 Costs & Assumptions

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Land tax (NSW)Annual holding cost on combined land value over the threshold.
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NSW 2026: nil up to $1,075,000 combined land value, then $100 + 1.6% of the excess, rising to $88,036 + 2% premium rate above $6,571,000. Computed land tax replaces the figure in section 3.
Cash buffer & risk capacityCould you survive vacancy, rate rises and repairs?
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Calculating…Verdict ?
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Your take-home profit over — yrs ?
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rent cash flow + capital gain − all costs & tax
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Comparing Common Investments ?
What this shows
Property value (grey bars, left axis) is the projected market value each year using your capital-growth assumption. The capital profit if sold line (coral, left axis) is the money you'd actually walk away with that year after repaying the loan, paying selling costs, paying CGT, and getting back the cash you put in. The rent collected line (teal, right axis) is gross annual rent received, grown at your rent-growth assumption.
What this shows
Three views of how the position evolves year by year. Property value (dashed) shows the asset growing at your capital-growth rate. Equity (coral) is value minus loan balance — how much of the property you actually own. Cumulative cash flow (teal) is the running total of all after-tax rent (positive) or top-ups (negative) you've put in since day one.
What this shows
The yearly cash position after every cost and tax effect. Green bars = positive years (the property paid you). Red bars = years you had to top it up from your pocket. This is the most honest picture of what holding the property feels like on a year-to-year basis.
What this shows
Where every dollar of the projected sale price goes. Net to you is what lands in your bank account; the rest is consumed by loan payout, selling costs and capital gains tax. The CGT slice depends on which regime applies (50% discount, indexation + 30% min tax, or a split of the two).

What this shows
How fragile your outcome is to the capital-growth assumption — the single biggest swing factor in any property forecast. Each point on the line re-runs the entire model at a different growth rate. Where the line crosses the dashed zero, that's roughly the growth rate needed just to break even over your hold period.

What this shows
The same upfront cash invested four different ways, held the same number of years. The property includes all rent, costs, tax and the final sale (after CGT and loan payout). The ASX 200 ETF compounds at its assumed total return; the gold line compounds at gold's long-run average; the inflation line is what you need to just preserve your purchasing power. Any year the property bleeds cash, that shortfall is invested in the comparison asset too (so they get the same total dollars over the life of the deal). Gains on the comparison assets are taxed under the same 2026-Budget CGT regime that applies to shares and ETFs — the transitional split (50% discount on the pre-1 Jul 2027 portion, then cost-base indexation + 30% minimum tax on the post-1 Jul 2027 portion), since non-property assets are never grandfathered.
What this shows
The full year-by-year ledger. Cash flow is pre-tax (rent minus all cash costs); tax effect is the value of any deduction or the tax bill on net profit; after-tax is the actual dollars in or out of your account that year. Cumulative is the running total.

About this model

Reflects the 2026 Federal Budget proposals (announced 12 May 2026): from 1 July 2027, negative gearing on established residential property bought after 7:30pm 12 May 2026 can only offset rental income / residential property gains (excess losses carry forward), and the 50% CGT discount is replaced by cost-base indexation plus a 30% minimum tax on the real gain accruing after 1 July 2027. The CGT change applies to all CGT assets (shares, ETFs, gold, crypto), not just property, so the comparison assets are taxed on the same basis. New builds retain full negative gearing and the choice of the 50% discount. Properties contracted on/before 12 May 2026 are grandfathered. The main residence, superannuation funds and widely-held trusts are exempt. These are proposed rules that may change in legislation. Resident tax rates 2025–26 are used (incl. 2% Medicare levy). This is general information, not financial, tax or legal advice — consult a licensed adviser before acting.
Purchase Cost Calculator

The True Cost of Buying this Property

Beyond the sale price, Australian property buyers face stamp duty, legal fees, inspections, loan charges and more. Adjust the purchase price and your state to see the full picture.

Purchase Price
$850,000
AUD
$100K $5M
Property State
Your Situation
Total Additional Costs
On top of the $850,000 purchase price in NSW
Extra Costs
$52,000
All-In Cost
$902,000
% of Price
6.1%
How these figures are calculated

Stamp Duty (Transfer Duty): Calculated using each state's 2024–25 residential transfer duty brackets for owner-occupiers. First home buyer concessions and investor surcharges are applied where selected.

Lenders Mortgage Insurance (LMI): Estimated at approximately 1.5–2.5% of the loan amount, assuming an 85% LVR. Actual LMI depends on your lender, LVR and loan size.

Conveyancing / Legal Fees: Typical range of $1,500–$3,000 covering contract review, searches and settlement. We use a mid-range estimate.

Building & Pest Inspection: Typically $400–$800 combined for a standard residential property.

Loan Application & Mortgage Registration: Includes bank application fees ($300–$600), mortgage registration (state-based, usually $150–$230) and transfer registration fees.

Council & Water Rate Adjustments: Estimated at around 0.1% of the purchase price — the buyer typically reimburses the seller for pre-paid rates.

These estimates are indicative only. Always confirm exact figures with your conveyancer, broker and the relevant state revenue office before committing to a purchase.

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Disclaimer: This calculator provides estimates only based on standard published rates for 2025-26. Actual stamp duty may vary based on individual circumstances, concession eligibility, and contract dates. LMI is a rough estimate only — actual premiums vary by lender, LVR, and loan size. Always verify with your state’s revenue office and seek professional advice before purchasing.

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Disclaimer: This calculator provides an estimate only and does not constitute a quote or loan approval. Calculations are based on standard APRA guidelines (including a 3.0% interest rate assessment buffer) and 2025–26 Australian resident tax rates. Lenders may apply their own specific Household Expenditure Measure (HEM) rules, risk margins, and varying credit card assessment rates (typically 3.8% of the limit). Rental income is shaded to 80%. Always speak to a licensed mortgage broker or lender for an exact assessment.

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