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581 DRUMANURE ROAD INVERGORDON VIC 3636

FARM FOR SALE

$830,000

Estimated Valuation

581 DRUMANURE ROAD INVERGORDON VIC 3636 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

4

Land Size

3.08 m²

Year Built

-

Property Type

Farm

COMPARE LISTINGS
Added 14 hours ago
Listing Price

$825,000-$855,000

Listed By
Gagliardi Scott Real Estate - SHEPPARTON
7.6 acres of rural lifestyle land in Invergordon featuring a versatile homestead with extensive outbuildings including a truck shed and stables. This property offers exceptional potential for hobby farmers or those seeking privacy, highlighted by a massive storage dam, 7.8kw solar system, and multiple entertaining zones.

Description

Located in the rural locality of Invergordon, this property offers a unique lifestyle opportunity on approximately 7.6 acres of land. The residence is a cladded single-storey home that features four bedrooms and two bathrooms. The interior presents a mix of finishes; while some areas feature modern touches like timber-look flooring in the living zones (Photos 4, 5, 6), others retain distinctively dated aesthetics, including heavy wood paneling on walls and ceilings (Photos 9, 10, 13) and older-style cabinetry. The main bathroom is tiled with white ceramic tiles and orange accents, showing signs of age (Photo 12). The property includes a spacious kitchen with ample bench space and dining area (Photos 7, 8), a separate formal lounge with air conditioning, and a large rumpus room heated by gas.

The master bedroom is well-appointed with an ensuite, walk-in robe, and split-system air conditioning. A standout feature is the versatile studio/sunroom which offers extensive views of the grounds (Photos 9, 16). The outdoor living is a major highlight, featuring a timber deck (Photo 3) and a large undercover entertaining area overlooking an ornamental dam and manicured lawns (Photo 18). The land is fully fenced and equipped for agricultural use, including a round yard, stable, tack room, loading ramp, and a dog run. Infrastructure includes over 60,000 litres of rainwater capacity, a storage dam, and a 7.8kw solar system.

The extensive outbuildings provide significant utility, comprising a 3-bay lock-up garage, open bay sheds, a workshop, a huge truck shed, and a caravan shelter (Photos 1, 2). While the land is vast and functional, the home itself appears to be an established property that may require cosmetic updates to align with current market trends.

Property Style & Condition

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

Key Features

Approximately 7.6 acres of land
4 Bedrooms (Master with WIR and Ensuite)
2 Bathrooms
Separate formal lounge and large rumpus room
Spacious kitchen with gas oven/cooktop and dishwasher
Versatile studio/sunroom with views
Undercover entertaining area overlooking dam
Manicured lawns and gardens
Extensive outbuildings (3-bay garage, workshop, truck shed, stables)
Round yard and loading ramp
Over 60,000L rainwater capacity + storage dam
7.8kw solar system and security cameras
Fenced paddocks for livestock

Specifications

Property Details
Property Type Farm
Stories 1
Parking Type detached garage, carport
Construction wood frame
Windows single pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views valley
Rental Information
no rentals allowed

Exterior

deck
timber deck
patio
covered patio
fenced yard
rainwater tank
outdoor shower
workshop
shed
water tank
driveway
security gate
solar panels
rainwater collection

Indoor

fireplace
hardwood floors
tile floors
walk in closet
home office
primary suite
ensuite bathroom
ceiling fan
oven
dishwasher
barbeque
gas
split system
security cameras
single story
Listed on 12 Sep 2026

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    Property     INVERGORDON     LGA

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INVERGORDON Statistics

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Crime in suburb of Invergordon VIC

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Safety Rank

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Overall Crime

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Property Crime Chance 1 in X
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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rent cash flow + capital gain − all costs & tax
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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 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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