You’ve decided to explore making the big move to a rural area. Everyone at One Agency Orange lives in this beautiful part of NSW so we can see why you’d get excited about it! While the advantages are well known, there are some key aspects of buying a rural property that are different from buying in suburbia and vital for you to consider before making an offer.
You might be ready to drive a bit further for your weekly shop, but what happens if you run out of milk or bread? How far away is the nearest doctor, chemist and hospital? Does the house feature reliable power, internet and phone signal?
Talking to the local agent is essential to ensure you’re fully informed about the property’s access to these services. So, before you purchase your dream home in the country, check its location relative to the services you take for granted in the city so you know you’ll be happy making any lifestyle changes that come with the property.
One of the delights of rural living is your own supply of rainwater. It’s important to know whether this is the only water supply or if you’ll also be connected to the local town’s water supply. You also need to know what sewerage system you’ll have.
If a sewerage system has been installed at the property, make sure it has council consents and have them transferred to your name when you buy the house. Find out what maintenance it may need and what, if any, are your environmental responsibilities to prevent polluting waterways. Fixing a faulty or non-compliant system can be costly.
Checking that any electricity and gas connections are installed so they suit your lifestyle and are also working correctly is essential. It can be a long way from a rural home to the mains power and heating supply so double-check those are all as you’d like them to be.
If you visit a property on the weekend, chances are that any nearby industry has gone quiet for a couple of days and you might not notice that there’s a fertiliser plant or cattle auction site on the other side of the valley. Even though you can’t see your nearest neighbours, you might still be able to hear or smell them!
Get to know who your neighbours are and what their farming or other activities involve, and check on prevailing wind directions and the local zoning rules.
Some odours and airborne particles can have an impact on soil and vegetation that can stay in the soil and have repercussions well into the future. Find out what your land has been used for, especially if it involved pesticides and chemicals, and exactly where that use was.
The local agent or council should be able to tell you if the land has any biosecurity issues and if it’s designated as a disease and pest management space. To be absolutely confident on this issue, you can have a qualified agronomist test your soil or arrange a pest inspection. One Agency Orange has local contacts in this field so check in with us if you need those details.
If you’re looking at subdivided or developed land, it may be subject to a land covenant that states what activities can and can’t be conducted there, such as improvements or farming. This can be an excellent feature because it means the developer or local council has ensured certain standards in the area are maintained so you can continue to enjoy the area without being affected by changes your neighbours might want to make. It could also mean that your plans for the property’s future are affected so ask the vendor about this and carefully check the fine print.
The local economy
A thriving economy is fantastic but if the town depends on just one industry – such as tourism or mining – and that industry plummets, then so could the local services and your home’s value along with them. The same is true of a local economy that hits a period of rapid growth. Will you be happy in your tucked-away rural community if it doubles or trebles in size?
This is another aspect of key information your local agent can help you with. Ask them about the local feeling for long-term development and their expectations of the area’s growth. At One Agency Orange, we’re involved in our community as well as being up-to-date with all the latest plans for the area so we have a great feel for where a community is heading and which ones aren’t likely to change any time soon.
We like to be upfront about all these details. In our recent listing for a beautiful 5×2 with magnificent views several kilometres out of Orange on the hill at Windera, we detailed the capacity of its water tank and bore water along with the scheme it came from. Prospective buyers knew right away that the property has NBN connected and how often the rubbish was collected. Check out some of our other listings to discover more features that you may not have known are important.
You can also read our Buying Tips + Checklist for more information on buying a property – or come and talk to us at our office in Summer Street. We’re Orange’s friendliest and most experienced agency. We know rural buying and are here to make sure you’re fully prepared before your next real estate purchase.
02 6362 9560 | email@example.com | Suite 7/230 Summer Street Orange NSW 2800