Kincella, Land close to Melbourne is not cheap. Buying say 20 acres is not an economically viable proposition. I have purchased 2 properties for $450,000 that have 26,000 acres in total(Cobar Area), but too far away to farm, happy to rent. Whilst I have purchased this low rainfall country my best rural property is still in the NT. In time this margin land will outperform percentage wise other agricultural land & also offers the scale of economies to trial different crops etc. Best value is still the NT where rainfall is not an issue. I have just on 22,000 acres up there which has more than doubled in last 5 years & offers huge potential to develop & harness water, but remember you need big dollars backing you. At present I am happy to just hold & let it appreciate. Ideas like Yeomans & Andrews really not tried in NT but make a lot of sense given the seasonal nature of the rainfall. Storing water to use in the dry season really opens up the potential of these properties. Regards Buffett PS Avoid small scale unviable properties, look for ones offering scale.