379 Toms Gully Road
Black Mountain, NSW 2365

Overview

"Rose Valley" - Prime Grazing with Two Homes, Abundant Grass & Water

This rural mixed farming property, known as 'Rose Valley', is a highly productive and well-appointed grazing asset located atop the Great Dividing Range in the renowned New England region. Spanning approximately 345 hectares (853 acres), it offers prime grazing land with reliable water security, a quality pasture base, and substantial infrastructure. The property benefits from dual residences on separate titles, providing residential flexibility.

Strategically positioned just 9 kilometers from the New England Highway, 15 kilometers to Guyra, and 32 kilometers to Armidale, the property combines operational efficiency with lifestyle convenience. It features bitumen road frontage and access to a school bus route, enhancing its appeal for family living. Armidale's established education and service hub is within easy reach.

The property includes two well-maintained dwellings. The main homestead has been recently renovated and freshly painted, featuring new carpets. This five-bedroom, two-bathroom residence includes an office, multiple living and dining areas, and a north-facing entertaining deck overlooking established gardens. Comfort is assured year-round with an efficient wood-fired hydronic heating system. Additionally, a connected three-bay enclosed garage with internal access adds practicality.

A secondary cottage offers three bedrooms and two bathrooms, positioned privately with its own access. This cottage provides additional accommodation suitable for extended family, staff, or supplementary income. It has also been updated and benefits from similar hydronic heating.

Water security is a key strength of the property, supported by a reliable spring-fed dam supplying a reticulated trough system across the land. Multiple additional dams, some spring-fed, further enhance drought resilience. The main water storage has demonstrated reliability through recent dry conditions and was at overflow capacity as recently as April 2026.

The pasture composition is a blend of improved and native species, including well-established fescue, phalaris, cocksfoot, and clovers. This is supported by a history of fertiliser application and pasture improvement. Situated in a high rainfall, temperate environment, the property consistently produces strong pasture growth. Having been recently destocked, it currently offers a substantial body of standing feed, presenting an immediate grazing opportunity.

Operational infrastructure is comprehensive and designed for efficiency. Livestock facilities include well-located steel cattle yards with a covered working area, vet crush, weigh box, and B-double access. A functional laneway system connects paddocks to the yards, supporting ease of stock movement. Shearing infrastructure is provided via a four-stand electric woolshed with substantial shedding capacity.

Additional improvements include a five-bay machinery shed with a lockable workshop and 15 amp power, a solar system connected to the grid, an original hay shed, approximately 170 tonnes of silo storage, horse stables, a chicken run, and an original meat house.

'Rose Valley' presents as a versatile, high-performing grazing enterprise with scale, water reliability, and infrastructure rarely combined with such residential flexibility. The multiple title configuration further enhances long-term value and optionality, making this an outstanding opportunity for both owner-operators and investors seeking a quality rural holding in a tightly held region.

Location