Ripley - House and Land package — Property Profile

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Ripley - House and Land package

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Rural

Identification & Title

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Pin the parcel to a legal identity (address, locality, lot-on-plan, title reference) and the diligence evidence behind it.

Property / Holding NameGrazing/farm name buyers know it by (e.g. 'Glenview'); marketing anchor, not a legal identifier.

Street / Road Address ✦ Physical address / road frontage; verify against council records as rural addresses are often imprecise.

Locality / Suburb ✦ Gazetted locality; drives search and valuation comparables.

Region / DistrictBroader rural district (e.g. Lockyer Valley, Western Downs) for marketing and comparables. State / TerritoryDrives which state register/scheme applies; spine QLD-anchored but multi-state capable. PostcodePortal feed indexing.

Coordinates (Lat/Long) ✦ Centroid for mapping; rural blocks often lack a precise street address. Datum default GDA2020. Verify on QLD Globe.

QLD Globe / Spatial Map Reference ✦ Saved QLD Globe view URL/coords — operator master spatial diligence layer (zones, overlays, tenure, resource permits).

Lot on Plan / Real Property Description ✦ Legal parcel identifier(s) e.g. 'Lot 42 on SP123456'. Rural aggregations span many lots. Reuses Matt's lotPlan key. NSW=Lot/DP, SA=Allotment

Plan Type / Format ✦ SP=post-1994 metric standard; RP=older imperial/parish-portion. Affects boundary reliability.

Title Reference ✦ Folio/title reference in the QLD register — key to ordering a title search. Reuses Matt's titleReference key.

Number of Separate Titles (count) ✦ Separate titles can be sold/mortgaged individually; affects duty, settlement structure, financing.

Parish & County ✦ Historical land-description layer on older QLD titles/Crown plans; helps locate old RP parcels.

Title Search Date ✦ Diligence is only as current as this. Source: Titles Queensland.

Estate & Interest ✦ Nature of the estate held, from the title Estate & Land panel.

Registered Owner(s) / Proprietor ✦ Exact name(s) on title — must match contract vendor; catches trustee/company/deceased-estate mismatches.

Owner Entity Type ✦ Drives execution/authority and CGT/duty; trust & estate sales need extra documents.

Local Government Area (Council) ✦ Council controls rates, planning scheme and DAs; orients all council-map provenance. Reuses planning-domain key.

Rate Assessment / Property Number ✦ Council assessment number — key for rate searches and certificates.

Acquisition / Prior Dealings ✦ Historical dealings/transfers from the title dealing history — context on hold period and prior price.

Title Search Document ✦ The current title search PDF — substantiating evidence for every title-derived field.

Registered Survey Plan ✦ Copy of the SP/RP defining boundaries and registered easements; verifies area and access.

Tenure / Title Verification StatusInternal workflow — tracks how far the identity/title block is substantiated; stops vendor claims being treated as fact.

Rural

Tenure & Native Title

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The single most material rural fact set: freehold vs state leasehold, lease terms/rent/conditions, conversion status, and native-title exposure.

Tenure Type ✦ ~70% of QLD is leasehold; tenure drives value, conditions, rent, transfer rights and native-title exposure. Source: title/tenure search, Lan

Leasehold Sub-type / Lease Purpose ✦ Gazetted lease purpose (grazing, agriculture, business, tourism) restricts permitted use.

Lease Term (years) (years) ✦ Term leases run 1–100 yrs in QLD; remaining term materially affects bankability and value. N/A for freehold/perpetual.

Lease Expiry Date ✦ Expiry of a term state lease — drives renewal/conversion risk.

State Lease Number ✦ Lease register number for ordering a tenure search.

Lease Conditions / Covenants ✦ Statutory + special conditions (development, stocking, residence); breach can risk forfeiture.

State Land Rent (annual) (AUD) ✦ Annual rent on state leasehold (% of land valuation) — recurring cost freehold buyers don't face. QLD leasehold only.

Freeholding / Conversion Status ✦ Whether leasehold can convert to freehold — may be conditional on a freeholding ILUA. Material upside/cost.

Native Title Status ✦ Freehold generally extinguishes native title; state leasehold/unallocated may carry it. Affects dealings, conversion, carbon-project consent

Indigenous Land Use Agreement (ILUA) ✦ Registered ILUA sets how land/waters can be used; may be a precondition to freeholding. Source: NNTT ILUA register.

Aboriginal / Cultural Heritage Constraints ✦ Statutory duty of care applies to ALL land incl. freehold (Aboriginal Cultural Heritage Act 2003); recorded sites restrict ground disturbanc

Statutory Aboriginal/TSI Party for Area ✦ Who must be consulted for cultural-heritage duty of care + CHMPs. Source: DATSIP register.

Rural

Area, Boundaries & Survey

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Headline size and how reliably it is substantiated: total area, land-use split, frontage, boundary definition and survey/cadastre accuracy.

Total Land Area ✦ Primary headline figure — the unit is declared by 'Primary Area Unit' below, never hard-coded; must reconcile to sum of titled lot areas on the registered plan(s)/title search.

Total Land Area (acres) (acres)Imperial equivalent (1 ha = 2.471 ac); rural buyers think in acres. Derived from ha, no separate provenance. Primary Area UnitDeclares the unit for the Total Land Area figure (the figure itself carries no hard-coded unit); tiny lifestyle blocks sometimes quoted in m².

Area Basis / Source ✦ 'Approx' GIS areas can differ materially from title; flags whether the headline ha is legally substantiated.

Area Discrepancy Note ✦ Record any mismatch between title/GIS/survey area and the cause (road resumption, watercourse boundary).

Number of Lots (count) ✦ Aggregation play — multiple lots = subdivision/separate-sale potential; each has its own Lot-on-Plan.

Boundary Status ✦ Reuses Matt's boundaryStatus key. Whether boundaries are legally pegged vs GIS-derived.

Survey Status ✦ An unsurveyed parcel may need survey before sale/subdivision.

Cadastre Spatial Accuracy ✦ DCDB polygons can be metres off true survey position; sets expectation for GIS-derived area/dimension.

Road Frontage(s) (m) ✦ Length and which road(s) the parcel fronts; determines legal access and subdivision/multi-dwelling potential. (Detailed access/landlock logi

Water Frontage (river/creek/dam/lake) (m) ✦ Sought-after feature; affects watercourse boundary, riparian rights, water access. (Riparian detail in Sec 7.)

Boundary Definition Type ✦

Ambulatory (watercourse) boundaries move and may not match fences; right-line boundaries are fixed by survey.

Adjoining Owners / Parcels ✦ Neighbours for boundary disputes, fencing liability, aggregation potential. From cadastre/Globe.

Boundary Dispute / Encroachment ✦ Known encroachments/disputes (sheds/dams/fences over the line) — material disclosure.

Elevation Range (m AHD) (m) ✦ Min–max height; affects frost, flood, climate zone, crop suitability. From contour/DEM.

Topography / Relief

Workability for machinery and runoff; flat–gently-sloping (≤10%) is most arable.

Slope / Grade (%) (%) ✦ Slope >10–15% reduces arable area, raises erosion risk, limits machinery.

Predominant Aspect

Northerly aspect (Southern Hemisphere) = more sun/warmth; matters for horticulture, frost, pasture. Coordinate DatumGDA2020 is current AU datum; recording it prevents ~1.8 m shifts overlaying older coords.

Plan / Sketch / Boundary Map ✦ Registered plan image or aerial-with-boundary overlay; primary visual evidence of boundaries.

Land-Use Area Split (arable / grazing / timbered / unusable) (ha) ✦ Consolidated breakdown — arable/cultivable, grazing/pasture, timbered/remnant, unusable (roads/easements/rock/wetland) ha. Net effective are

Rural

Soil & Land Capability

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Soil type, country type, agricultural capability, soil-test fertility and constraints (salinity/sodicity/acidity/erosion) that drive cropping/grazing value.

Country Type(s) ✦

Vernacular descriptors QLD rural buyers price on; underpins carrying capacity and clearing/regrowth status. Standard rural-listing language.

Country Type Area Breakdown ✦ Ha/% split across country types (e.g. '50% open black soil downs, 50% brigalow scrub'). Deduped with pasture domain GLM land types.

Soil Order(s) (Australian Soil Classification) ✦

ASC order(s); Vertosols (black cracking clays) most common/fertile in QLD; Sodosols/Kurosols flag sodicity/acidity.

Soil Description (plain)Vendor/agent plain-language (e.g. 'self-mulching black soil', 'red basalt loam'); marketing colour, not substantiated unless tested. Soil Texture

Governs workability, water-holding, erosion behaviour. Duplex flags subsoil constraint.

Effective Soil Depth & PAWC ✦ Depth to rock/hardpan (mm) and Plant Available Water Capacity (mm) — root zone + dryland-yield driver. From soil characterisation/APSoil.

Land Suitability — Cropping Types ✦

Enterprises the soil/climate supports; buyer-facing land-use signal tying to ALC and suitability assessment.

Soil Test / Fertility Results ✦ Consolidated lab results: pH (surface+subsoil), organic carbon %, CEC, N/P/K/S + trace, test date. Recent test de-risks fertility claims. Ca

Salinity Status ✦ Reduces productivity, hard to reverse; material defect. Substantiate via EC (dS/m) test / scald inspection. Deduped with hazards domain.

Sodicity Status ✦ Sodic soils disperse, set hard, tunnel-erode, limit infiltration; verify via ESP (>6 sodic, >15 strongly sodic).

Acid Sulfate Soil (ASS) Risk ✦ Coastal/low-lying <5m AHD; disturbance triggers regulation + acid drainage. Deduped with planning ASS overlay + hazards. Mapping indicative,

Soil Acidity Status ✦ Acidification cuts yield, needs lime; Kurosols strongly acid. Ties to pH.

Erosion Status ✦ Type/severity degrades capability + signals remediation cost. Inspection-substantiated material fact. Deduped with hazards domain.

Contour Banks / Erosion Structures ✦ Soil-conservation earthworks; presence/condition affects erosion management + reforming liability. Inspection/aerial verified.

Soil / Land Suitability Report ✦ Agronomist/soil-scientist report substantiating soil type, ALC, suitability, constraints — primary provenance doc. Records capabilityAssesse

Rural

Pasture, Cropping & Carrying Capacity

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The productive engine: carrying capacity (AE/DSE), land condition, pasture base, cropping area/types, grazing infrastructure, enterprise, biosecurity, certifica

Carrying Capacity (Adult Equivalents) (AE) ✦ Headline grazing metric for QLD/northern cattle (AE = 450kg steer eating ~8kg DM/day). Must be substantiated, not vendor-inflated.

Carrying Capacity (Dry Sheep Equivalents) (DSE) ✦ Headline for sheep/mixed/southern country (DSE = 50kg wether at maintenance). Back with pasture budget.

Carrying Capacity Basis / Method ✦ Capacity claims are notoriously contested; recording the method is CORE diligence. FORAGE/LongPaddock is the QLD authoritative model. OPEN F

Breeder Capacity (cows) (head) ✦ Cattle buyers think in breeders; translate to/from AE so claims are comparable.

Stocking Rate Intensity (ha/AE)Area per AE; normalises capacity to land area for cross-block comparison.

Grazing Land Condition (ABCD) ✦ QLD DAF/FutureBeef ABCD framework (soil, pasture, ground cover, weeds, erosion); directly scales realistic carrying capacity. Deduped with s

Improved / Sown Pasture Area (ha) ✦ Sown pasture ~40% safe utilisation vs ~30% native; directly lifts capacity and value.

Native Pasture Area (ha) ✦ Native/unimproved grazing; lower utilisation, often lower input + output.

Improved Pasture Species ✦

Legumes (leucaena/desmanthus) signal productivity, protein, N-fixation; leucaena country priced at a premium.

Leucaena Area (ha) ✦ Most productive northern grazing system (can double output); often called out separately.

Declared Weeds / Pest Plants Present ✦

Restricted matter under Biosecurity Act 2014 — General Biosecurity Obligation + control cost to the buyer. Deduped with hazards. weedInfesta

Cropping Area (dryland / irrigated) (ha) ✦ Total cropping ha split into dryland (rain-fed) and irrigated (large premium, must reconcile with water ML in Sec 7). Primary value driver o

Crop Types Grown ✦

Rotation/history signals soil capability + flexibility; QLD summer (sorghum/cotton/mungbean) vs winter (wheat/chickpea).

Cultivation / Tillage System ✦ No-till/CTF signals soil-structure care and farming maturity.

Chemical Residue / Spray History ✦ Residual herbicide plant-back + organochlorine history affect crop options; may trigger EMR/CLR checks.

Historical Crop Yields (t/ha) ✦ Multi-year yields by crop substantiate productivity; core to income capitalisation in valuation.

Fodder / Hay Production & Storage ✦ Hay/silage/baleage type + annual tonnes + storage (sheds/silos/bunkers). Buffers drought, adds income. (Silo capacity detail in Sec 10.)

Number of Paddocks (count) ✦ Paddock count + size drives grazing flexibility and rotational capability. Deduped with improvements domain.

Rotational / Cell Grazing Infrastructure ✦ Grazing system + laneways/cells indicate management intensity and safe-utilisation lift.

Current Enterprise Type ✦

Defines the operating model the property is set up for; frames every capacity/infrastructure field.

Agistment Capacity / Arrangements (head) ✦ Spare capacity for agistment + any existing agistment/share-farm/lease that transfers or terminates on sale. Cross-ref leases-in-place (Sec

Property Identification Code (PIC) ✦ QLD PIC links land to livestock for NLIS traceability; required to keep threshold livestock. Verify via Biosecurity QLD.

Biosecurity & NLIS Compliance ✦ Consolidated: Biosecurity Entity registration, NLIS device/movement compliance, on-farm biosecurity plan, herd-health/disease status (BJD/J-

LPA Accreditation ✦ Livestock Production Assurance enables eNVDs + market access; a saleable on-farm asset.

Organic / Certification Status ✦ Full organic needs 3 yrs management; a transferable premium asset — verify the certificate + certifying body (ACO/NASAA/OFC/Demeter).

Other Quality / Market Programs ✦

Branded-beef/grassfed/EU/MSA/carbon programs add saleable market access + income that may transfer. (Carbon detail in Sec 12.)

Independent Agronomy / Capacity Report ✦ Specialist report substantiating capacity, land condition, pasture, cropping — strongest provenance. Can attach API-standard rural valuation

Rural

Water Resources & Licensing

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The #1 rural value driver: tradeable water entitlements/allocations, bores/groundwater, dams & referable-dam status, watercourse/riparian rights, irrigation, ra

Water Entitlements / Allocation (ML) (ML) ✦ Reuses Matt's waterEntitlements key (audience hint: business productivity/dev viability vs firstHome reliable household water). Headline tra

Entitlement Type ✦

Allocation (own title, tradeable) vs licence (attached to land) vs permit. Critical distinction for value + transfer. Source: business.qld.g

Nominal Entitlement Volume (ML) ✦ NominalEntitlementPerWaterYear — the headline number a buyer values; verify against the entitlement document, not vendor claim.

Water Source / Supply Scheme & Plan ✦ Named watercourse/aquifer/dam/weir or SunWater/Seqwater scheme + governing water plan (e.g. Condamine & Balonne) + management area/trading z

Priority Group ✦ High priority = most reliable (town/high-value crops); medium = first restricted in drought. Drives reliability value.

Supplemented / Unsupplemented ✦ Supplemented = dam/weir storage with announced allocations; unsupplemented = natural flow + flow conditions. Big reliability difference. ann

Water Transfers With Land? ✦ Allocations have own title and CAN be sold separately — confirm the water is included, not retained by vendor. High-risk assumption. Also ch

Bores Present ✦ Groundwater bores; drive stock-water security in dry country. Verify via QLD Groundwater Database / Globe registered-bores layer. Reuses Mat

Number of Bores (count) ✦ Count of equipped/registered bores — redundancy for stock water. Reuses Matt's bores 'count / registration'.

Bore Schedule (per-bore repeater) ✦ Per bore: RN registration number, depth, yield (L/s), standing water level, equipped type (solar/windmill/submersible), water quality/EC (mg

Total Groundwater Yield (L/s)Aggregate sustainable yield across bores — overall groundwater capacity headline.

Dams / Storages Present ✦ Reuses Matt's dams key. Built storages (ring tanks, gully dams, turkey nests). Verify by inspection + aerial/Globe.

Number of Dams / Storages (count) ✦ Count of all earthen storages incl. turkey nests/ring tanks (count separately — they hold pumped not caught water).

Total Storage Capacity (ML) ✦ Aggregate ML — the buffer through dry spells. Survey/engineering estimate; vendor figures often optimistic. largestDamCapacity relevant to r

Referable Dam Status ✦ Under Water Supply (Safety & Reliability) Act 2008 a referable dam (FIA shows population at risk) triggers safety conditions, RPEQ inspectio

Watercourse / River Frontage ✦ Fronts a river/creek — riparian stock & domestic right + amenity + pumping point. Verify on cadastre/Globe. watercourseName + frontageLength

Riparian Stock & Domestic Right ✦ Land adjoining a watercourse has a statutory right to take water for stock & domestic without a licence (Water Act). Material to dry-stock v

Overland Flow Water ✦ Overland/sheet-flow harvesting is regulated/capped in some QLD plan + moratorium areas; existing works may need authorisation. Floodplain-ha

Irrigation Infrastructure Present ✦ Fundamentally changes land use + value. irrigableArea (developed ha) + licensedIrrigableArea (some licences cap area) + irrigationType (cent

Average Annual Rainfall (mm) ✦ Long-term mean — primary driver of carrying capacity + dryland viability. Source: BoM station for locality. rainfallReliability (summer/wint

Water Reticulation & Delivery ✦ Poly/PVC mains (km), gravity vs pumped, trough count, watered-paddock count, tank storage (L), pumps (mains/solar/diesel/windmill) + power.

Town / Reticulated Mains Water ✦ Rare on rural blocks, common on rural-residential. schemeWaterProvider (SunWater/Seqwater/council) + channel-scheme connection + annual fixe

Stock & Domestic Water Security ✦ Operator's overall judgement of dry-season water security — the single most decisive water metric for a grazing buyer. waterSecurityRating (

Rural

Environment, Vegetation & Markets

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Vegetation Management (VMA categories, PMAV, clearing rights), biodiversity/MSES/MNES, wetlands, conservation covenants/nature refuges, environmental offsets, c

Vegetation Constraints ✦ Reuses Matt's vegetationConstraints key. Top-level; detailed VMA categories below.

VMA Vegetation Category Breakdown (ha) ✦ Ha in each VMA category — drives clearing rights. Cat A = declared/offset/illegally-cleared; B = remnant (heavily restricted); C = high-valu

PMAV (Property Map of Assessable Vegetation) ✦ A certified PMAV locks vegetation categories + the law at certification, overriding the statewide map; transfers with title — major value/ce

Clearing Pathway & History ✦ Available pathway (accepted development code / Area Management Plan / DA required / exempt / self-assessable / fully constrained), fodder-ha

Cleared vs Timbered Balance (ha) ✦ Cleared/open ha + timbered/remnant ha (much may be VMA-protected) + regrowth status (brigalow suckers readily) + merchantable-timber/forestr

Protected Plants Flora Survey Trigger ✦ A high-risk trigger area forces a protected-plant flora survey before clearing (NC Wildlife Mgmt Reg 2006 s247). EVNT plants present + clear

Matters of State Environmental Significance (MSES) ✦

MSES triggers state assessment + offsets under Environmental Offsets Act 2014; defines the development-constraint envelope. Source: DES MSES

Matters of National Environmental Significance (EPBC) ✦

MNES triggers Commonwealth EPBC Act referral/assessment for significant impact. Source: DCCEEW Protected Matters Search Tool.

Koala Habitat Mapped ✦ Koala habitat is both MSES + MNES; SEQ has a separate koala mapping/clearing regime. Drives offset cost. Threatened-species WildNet/ALA reco

Mapped Wetlands ✦ HES wetlands are MSES + trigger wetland protection areas (GBR catchments). Ramsar/internationally-significant wetland flagged separately (=

Nature Refuge / Conservation Agreement on Title ✦ A nature refuge under Nature Conservation Act 1992 is a binding in-perpetuity agreement registered on title that runs with the land + binds

Environmental Offsets ✦ Offset secured on title (binds land to a maintenance regime under Environmental Offsets Act 2014 + becomes MSES) + type/direction (host land

Carbon Project Status & Method ✦ Registered ACCU project status + method (HIR / environmental plantings / avoided clearing / soil carbon / savanna fire) + permanence period

Biodiversity / Nature Credits ✦ Emerging stackable markets (Nature Repair Market, Reef Credit Scheme) — value + potential constraint if registered.

Heritage Listing ✦ Reuses Matt's heritageListing key. State-listed (Queensland Heritage Act 1992) + local (planning scheme) places constrain alteration/demolit

Scenic Amenity / Landscape Value ✦ Scenic overlays constrain visually prominent development (e.g. ridgelines) — building-height/siting/colour controls. Source: planning scheme

Environmental Constraints (narrative) ✦ Reuses Matt's environmentalConstraints key. Catch-all narrative. Plus diligence artefacts: Qld Globe report pack obtained, ecological/vegeta

Residence

Improvements & Infrastructure

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Built assets: dwellings, worker accommodation, sheds/storage, grain silos, livestock yards & handling, shearing, feedlots, fencing, water infrastructure and a c

Number of Dwellings (count) ✦ Core marketing fact; must match council/title (MCU approvals). Multiple dwellings can be a planning/value driver.

Dwelling Schedule (per-dwelling repeater) ✦ Per house: name/role, beds, baths, car spaces, construction material (asbestos-cladding disclosure on pre-1990), year built, floor area (m²)

Worker Accommodation ✦ Workers cottages/quarters (count + beds/condition/approval), shearers/staff quarters, camps/dongas/transportables (may be chattels). Common

Sheds & Storage Schedule ✦ Machinery sheds (count + total m² + per-shed dimensions/bays/construction/floor/power/condition/year), hay sheds (count + bale capacity), ge

Grain Storage & Silos ✦ Total capacity (t) + silo count + per-silo (brand/tonnage/sealed-aerated-gastight/condition/year) + fertiliser silo + field bins (may be cha

Cattle Yards ✦ Present + capacity (head) + material (steel/timber/cable/pipe-rail/portable) + number of sets + floor (concrete working area a quality signa

Livestock Handling Equipment ✦ Crush/head bail (type incl. hydraulic/CIA), race + multi-way draft + force/bugle yard + branding cradle, scales/weigh system (may be chattel

Cattle Dip / Spray + Contamination Risk ✦ QLD tick-line relevance + historic arsenic/organochlorine dip sites trigger EMR/CLR listing & liability. Verify via DES contaminated-land se

Shearing & Wool Facilities ✦ Shearing shed (present + stands sets throughput) + board/count-out pens/wool room/press + sheep yards (capacity/material) + undercover/cover

Feedlot / Intensive Operations ✦ Feedlot present + capacity (SCU/head) + approval status (ERA licence / DA — QLD feedlots over threshold are an Environmentally Relevant Acti

Fencing ✦ Boundary length (km) + internal length (km) → paddock count + type(s) (plain/barbed/ringlock/electric/exclusion) + overall condition ('stock

Exclusion / Cluster Fenced ✦ QLD wild-dog exclusion fencing (often grant-funded clusters) materially lifts carrying-capacity value, esp. sheep/goat country. Deduped with

Water Infrastructure Summary ✦ Headline water-asset story: tanks (count + ML), troughs (count), pumps (type — solar especially valued), bores/dams/windmills (counts), reti

Other Structures & Improvements ✦ Weighbridge, fuel storage (litres — bunding/contamination point), chemical/spray store, grids/gates/laneways, comms infrastructure (UHF repe

Improvements Diligence & Valuation (internal) ✦ Internal roll-up: overall condition rating, depreciated replacement cost (cost approach), building/structural inspection status (standard in

Chattels vs Fixtures Schedule ✦ Silos, scales, pumps, panels, field bins, generators, irrigators may be chattels NOT included — itemise clearly on the sale contract. A clas

Diligence

Planning, Zoning & Development

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Statutory controls governing use, dwelling rights and subdivision: scheme, QPP zone, overlays, ROL/yield, approvals, strategic designations, ag-land protection.

Applicable Planning Scheme ✦ Named scheme + version (e.g. 'Toowoomba Regional Planning Scheme 2023'); controls all assessment. Source: council ePlan.

Planning Scheme Version / Date ✦ Amendment version current at diligence date; rules change between versions.

Regional Plan / Planning Region ✦ Statutory regional plan can impose extra rules (e.g. SEQ RLRPA 100ha min).

SEQ Regional Land Use Category ✦ In SEQ this often overrides council subdivision rights (RLRPA = 100ha min). Source: ShapingSEQ.

Zone (QPP Standard Zone) ✦ Reuses Matt's QLD_ZONES (28 QPP slugs, authoritative — do not mint parallel codes). Primary statutory zone; Rural and Rural-residential are

Zone Precinct / Sub-area ✦ Many rural zones split into precincts (broadacre vs intensive ag, rural-living) with different lot-size/use rules.

Local Plan / Neighbourhood Plan ✦ Reuses Matt's neighbourhoodPlan key. Place-specific plan can modify the underlying zone.

Overlays (multi-select) ✦

Reuses Matt's QLD_OVERLAYS (22 standard slugs, authoritative). Each restricts development/signals hazard. Per-overlay detail (flood level, B

Minimum Lot Size (zone) (ha) ✦ Reuses Matt's minimumLotSize key (audience hint). Council-specified min new-lot size (rural commonly 60–200ha; SEQ RLRPA 100ha). Drives ROL

Minimum Road Frontage Required (m) ✦ Reuses Matt's minimumFrontage key. New lots must meet frontage/access standards; can block subdivision.

Dwelling House Entitlement / Rules ✦ Reuses Matt's dwellingRules key. Whether (and how easily) a home can be built — a primary rural buyer question.

Secondary Dwelling / Granny Flat Potential ✦ Affects multi-generation/agritourism buyers.

Theoretical Max Lot Yield (lots) ✦ Reuses Matt's maxYield key (audience hint). Area ÷ min-lot-size sanity figure; always caveat subject to approval + servicing/access.

Proposal Type ✦ Reuses Matt's proposalType key. rol = Reconfiguring a Lot.

Reconfiguration (ROL) / Subdivision Potential ✦ Reuses Matt's subdivisionPotential key. Headline development upside; substantiate against min lot size + frontage + servicing + town-planner

ROL Assessment Category ✦ Impact-assessable triggers public notification + appeal rights; prohibited kills it.

Intended Use Is… / DA Status ✦ Reuses Matt's developmentApprovalStatus key (audience hint).

Existing Development Approvals (DA/MCU/ROL) ✦ Current/lapsing DAs that run with the land and add value or impose conditions. Source: council DA records / PD Online. Includes MCU approval

Building / Plumbing Approvals & Final Certificates ✦ Sheds, dams, dwellings need approvals + final sign-off; unapproved structures are a liability.

Outstanding Infrastructure Charges ✦ Unpaid ICNs attach to approvals and become payable on development.

Existing Lawful Use Rights ✦ Lawfully established uses pre-dating the scheme can continue despite current zoning.

Known Development Costs ✦ Reuses Matt's knownCosts key (textarea, cap 4000): servicing, earthworks, drainage, access, offsets.

Strategic Land Designations (PDA / RPI / SCL / KRA) ✦

Consolidated: PDA = EDQ-assessed not council; RPI Act areas trigger a Regional Interests Development Approval; SCL/KRA protect cropping land

Agricultural Land Class (QLD ALC A–D) ✦

ALC hierarchy; A/B = protected GQAL triggering SPP agriculture protections that resist non-rural development. Deduped with Soil domain (head

Development Potential Summary (buyer-facing)Plain-English synthesis of zoning + ROL + approvals — the marketing translation of the diligence. Substantiate marketed ROL with an attached

Diligence

Services & Utilities

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Power (grid/SWER/off-grid/solar), phone & mobile coverage, internet, sewerage/septic, gas, mail/school/waste services and town proximity — the liveability + run

Power Servicing ✦ Reuses Matt's powerServicing key. Top-level grid status; detail below.

Power Supply Phase ✦ Three-phase critical for large pumps/dairies/sheds; SWER caps load + solar export. Confirm at switchboard. electricityDistributor (Ergon/Ene

Distance to Nearest Mains Power (km) ✦ For unconnected lots, distance drives connection cost (rural line extension can be very expensive). Verify with distributor; powerConnection

Power Supply Mode ✦ Off-grid vs grid materially changes lifestyle, running cost, buyer pool. Deduped with improvements domain power system.

Solar / Battery / Generator System ✦ Solar PV (kW) + inverter (kVA, limits export on SWER) + battery (kWh) + backup generator type + feed-in/export limit + system age/condition.

Mobile Coverage Quality ✦ Not guaranteed rurally; affects safety, WFH, EFTPOS. Verify ON-SITE, not just carrier maps. mobileCarriers (Telstra widest rural) + booster-

Internet Connection Type ✦ Top rural buyer concern; sets speed/latency ceiling. Verify via nbn address checker / Starlink map. maxDownloadSpeed (Mbps) + Starlink-servi

Sewer / Wastewater Servicing ✦ Reuses Matt's sewerServicing key. Detail below.

Sewerage / Wastewater Type ✦ Most rural lots not on mains; failed/undersized on-site systems are a common costly problem. Confirm by inspection + council records.

On-site Sewage Facility Approved ✦ QLD Plumbing & Drainage Act 2018 requires council approval; unapproved = compliance liability. System standard (AS/NZS 1547/1546), capacity

Gas Supply Type ✦ Mains gas rare rurally; most use bulk/bottled LPG. Tank ownership/lease + capacity affects cost (leased tanks belong to supplier).

Mail Delivery Type ✦ Rural mail typically RMB roadside (often grouped on main road, not at the gate); some areas collect in town. Frequency recorded.

School Bus Route Access ✦ A bus run past/near the gate is a significant family lifestyle selling point; verify route + pickup with operator / QLD school transport. Pi

Waste / Bin Collection ✦ Many rural QLD properties have no kerbside service + rely on a transfer station. Distance to tip + recycling/green-waste availability record

Town & Services ProximityConsolidated: nearest town (name + km/drive time), major regional centre (hospital/saleyards/airport/supermarket), nearest hospital, local s

Diligence

Access, Roads & Easements

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Legal vs practical access (the landlocked deal-killer), road tenure/surface, benefiting/burdening easements, internal tracks, all-weather/flood access, heavy-ve

Road Access (surface) ✦ Reuses Matt's roadAccess key. Headline surface fact; legal-access detail below.

Legal Access Status ✦ CORE diligence — a registered legal right vs a track that can be closed on change of ownership. Drives financeability + value. Reuses Matt's

Landlocked (no public road touch) ✦ No boundary touches a public road + no registered access easement — major value/finance impediment; may need a Property Law Act court-impose

Road Tenure / Authority ✦ Who controls the abutting road governs approvals: TMR roads need a Road Access Works approval; unformed road reserves give no practical acce

Access Easement Benefiting This Lot ✦ Whether this lot (dominant tenement) holds a registered right of carriageway over other land to reach a road. Per easement: type (vehicular/

Easements (burdening & benefiting) ✦ Reuses Matt's easements key. Rights over the land that run with it (access, drainage, sewer, pipeline, power, telco, gas, stock route). Burd

Covenants ✦ Reuses Matt's covenants key. Building/use restrictions or positive obligations (incl. conservation covenants); bind successors under Propert

Internal Road / Track NetworkLaneway/track system connecting paddocks, yards, water, homestead; surface mix (sealed/gravel/earth/unformed) + length (km) + stock laneways

All-weather Access to Homestead ✦ Reachable year-round? Top concern for buyers, lenders, insurers. Confirm by inspection + local knowledge. floodAccessRisk (isolation frequen

Road Access Works Approval Status ✦ Establishing/changing access onto a state-controlled road needs a TMR approval (Transport Infrastructure Act 1994); council crossover for lo

Distance to Nearest Town (km)Headline rural-listing figure; pair with drive time + nearest-town name. Deduped with services domain town-proximity. Logistics Distances (highway / saleyards / abattoir / grain / port / rail)Consolidated cartage distances (km) to sealed highway, saleyards, abattoir/processor, grain depot/silo, port, rail loading point/siding — di

Road-train / B-double Access ✦ Heavy-vehicle access class to the loading point is a major value driver for stock/grain cartage; confirm against NHVR/council route maps. Br

Airstrip / Rail / Loading Infrastructure ✦ On-property airstrip (length/surface/CASA-ALA registration — strong remote-station feature for aerial mustering/RFDS), rail siding/loading p

Access Verification Source ✦

Records which authoritative source(s) substantiated the access facts — the provenance trail for the whole section.

Diligence

Hazards & Risk

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Natural-hazard and degradation exposure: flood, bushfire, contaminated land, soil/land degradation, drought/climate, pests & weeds & biosecurity, plus an insura

Flood Risk ✦ Reuses Matt's floodRisk key (audience hint). Headline exposure — first question every rural buyer + lender asks. Detailed flood fields below

Flood-affected Land (detail) ✦ Substantiate via FloodCheck QLD + council overlay. Mapping source (QFAO regional vs council/study property-grade), study level, design AEP (

Bushfire Risk ✦ Reuses Matt's bushfireRisk key. Top-level hazard; detail below.

Bushfire Prone Area / Hazard / BAL ✦ BPA status (SPP — triggers Bushfire Hazard Overlay Code) + hazard level (medium/high/very-high/buffer) + site-specific BAL rating (AS3959, d

Contaminated Land (EMR / CLR) ✦ Reuses Matt's contamination concept. EMR = notifiable-activity land; CLR = requires remediation (materially more serious). Paid register sea

Landslip / Steep-Land Instability ✦ Reuses Matt's landslipRisk key. Slope instability affects building siting, road cuttings, dam walls; council landslide overlay where mapped.

Erosion Risk ✦ Reuses Matt's erosionRisk key. Cross-references the detailed erosionStatus in Soil (Sec 5).

Land Degradation Summary ✦ Narrative of degraded areas, salt scalds, eroded gullies, bare/blowout patches, soil-structure decline + any remediation underway. Salinity/

Drought Declaration Status ✦ Declaration (1-in-10-yr rainfall deficiency) affects assistance eligibility + signals seasonal stress. Drought history recorded. (Rainfall f

Declared / Restricted Invasive Plants ✦

Restricted matter under Biosecurity Act 2014 — General Biosecurity Obligation + control cost to the buyer. Deduped with pasture weedInfestat

Feral / Pest Animal Pressure ✦

Restricted animals under Biosecurity Act 2014; pressure affects stock losses, fencing, GBO control duty. feralPressureLevel (low–severe) giv

Fire Ant / Electric Ant Biosecurity Zone ✦ Cat-1 restricted pests; movement controls on soil/turf/hay/machinery apply within the zone.

Insurability Concern Flag ✦ Flags where flood/bushfire exposure materially affects insurance availability/cost — a deal-breaker for financed buyers.

Hazard Risk SummaryOperator roll-up: overall hazard rating (low–severe), inventory of specialist hazard reports held (flood study / BAL / contamination PSI-DSI

Diligence

Listing & Commercial

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The sale layer: method of sale & campaign, price/terms, GST treatment, inclusions/exclusions (WIWO), rates/valuation/charges, marketing assets, agent/agency, in

Method of SaleDrives campaign + contract pathway; private treaty most common rural, EOI/tender suit unique/large holdings. Price / Price GuideHeadline price string (fixed, range, 'Offers over', 'Contact Agent'); free text — rural guides rarely a single number. priceGuideLow/High nu Price BasisRural buyers compare on $/ha or $/ML; clarifies bare land vs WIWO. Auction / EOI / Campaign DatesAuction date/time + venue/online platform (AuctionsPlus), or EOI/tender close date/time, plus campaign launch date (internal, drives days-on

Reserve / Vendor Expectation (AUD) ✦ Internal confidential floor (auction reserve / minimum acceptable). Provenance = vendor authority / agency agreement. VAULT field.

Agency Agreement & Commission ✦ Internal: signed appointment (Form 6 in QLD) type (exclusive/sole/open/multi-list) + commission %/flat fee + marketing budget. VAULT. Proven

GST Treatment ✦ Materially changes consideration. Farmland is GST-free if used in a farming business for the 5 years before sale + buyer intends to continue

Settlement Period & ConditionsSettlement days (longer common rural for muster/harvest/finance + entitlement transfer) + deposit %/amount + special conditions (finance/DD/

Possession Basis ✦ Whether the buyer gets clear possession or inherits tenants/agistees. Provenance = lease/agreement docs.

Inclusions (headline)What transfers with the sale in plain English — the most-scrutinised buyer field after price/area.

Walk-In Walk-Out ✦ WIWO = plant, equipment, livestock + often water move with the land at one price; needs an itemised schedule.

Plant / Livestock / Water Included ✦ Itemised: plant & machinery (tractors/headers/spray rigs/pumps/pivots), livestock (type/class/head count + needs muster agreement + NVD + le

Exclusions / Vendor ReservesItems the vendor retains (heirloom plant, specific stock, a water entitlement, a house lot being excised) + homestead chattels/furniture/sol

Third-Party Agreements Transferring ✦

Income-or-obligation agreements that bind the buyer post-settlement. Detailed lease/tower/energy terms also in Tenure/leases-in-place. Resou

Rates, Valuation & Charges ✦ Consolidated holding costs: council rates (annual) + differential rate category, water rates, Valuer-General unimproved/site value (UV — bas

Headline DescriptionMain marketing narrative — primary copy a buyer reads on the portal. Key Selling PointsBullet highlights (scale, water security, location, improvements) that surface in portal teasers. Primary Use / Property TypeTop-level categorisation buyers filter on; frames the whole record. Views & Lifestyle Features

Amenity that broadens the buyer pool beyond pure producers + drives lifestyle premium. Listing Agent & AgencyNamed salesperson (phone-first for rural buyers) + email + agency/brand (Elders/Nutrien Harcourts/Ray White Rural/LAWD/CBRE/Colliers/indepen Marketing AssetsPhotography/aerial-drone imagery (dominant driver of rural online engagement) + video/flyover + floor plan/property-boundary map (provenance Inspection & Marketing OpsInspection arrangements (by-appointment/open/private/virtual/drone — rural usually agent-accompanied for scale/biosecurity) + scheduled time

Sale Documents (internal) ✦ VAULT: Vendor Disclosure Statement (statutory/seller pack incl. distribution-operations-licence water disclosure, provided before contract —

Fine print

Legals / Terms & Conditions

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Legals / Terms / Conditions

Legacy property fields — identity · description · specs · price · magazine surfaces · agent (superseded by / supplementary to the Rural spine above; Listing status → top of this tab, Hero photo → Media tab)

Spine

Property Profile

The data spine. Everything here flows to the public Portfolio page on the website and the Magazine — except confidential fields like price.

Identity

Headline Property type Prestige tier Transaction type Sale method Listing ID External ref / MLS

Address

Unit / sub number Street number Street name Suburb State Postcode Country

Story

Description & keywords

The functional listing copy buyers scan on portal-style summary pages. Editorial long-form magazine narrative is in the Magazine surfaces section below.

Listing description Drives the property page + magazine. Blank line = new paragraph. Keywords (comma-separated) Free-text searchable. Anything not in a fixed feature filter — niche desirables, lifestyle words, deal context.

Counts

Specifications

Pick a number from each menu. The icon + number publishes on the Portfolio page next to the property.

Bedrooms Bathrooms Car spaces Parking type

Area

Land & building

Land size (approx.)

Internal area (approx.)

Build

Year, furnishing, pets

Year built Furnishing Pets

Searchable

Standard features

Click any chip to toggle. These map to the buyer-side filter UI so picking them right lets a property show up in the searches it matches.

Climate

Outdoor

Lifestyle

Interior

Parking

Security

Sustainability

Accessibility

Connectivity

Outlook

Views

What you see from the property. Multi-select.

Prestige category

Multi-select. Drives which Prestige-only marketing surfaces render publicly + which buyer segments see this listing.

Pedigree

Architectural & build credits

Architect Interior designer Landscape architect Builder Completion year Renovation year

Trophy features

Prestige amenities

Click to toggle. These surface on the prestige public page + the Magazine flipbook.

Waterfront

Privacy

Wellness

Entertaining

Vehicle

Smart home

Estate

Service

Free-text

Editorial detail

Waterfront frontage (m, approx.) Estate acreage (approx.) Smart-home platform Waterfront access note Finishes note Provenance / story

Contact

Listing agent

Per-listing override. Most listings inherit Scott's defaults from tenant config — fill these only when a co-listing agent or branded micro-site needs a different contact.

Agent name Agent title Agency name Email Phone

Visibility

Public exposure controls

Hide the street number for off-market listings; suburb-only is the prestige default until contracts exchange.

Address visibility Street View

Geo

Map pin

Decimal degrees. Used for the public map + the Magazine's auto-generated map graphic (override with a hand-drawn map in the Magazine surfaces section below).

Latitude Longitude

Display

Public-facing price

What the listing shows on the public property page + search results.

Display price Price qualifier

Search-index range

The numeric band that puts this listing into the right price bucket for buyer search filters. Numbers only, no commas.

Price min Price max

Auction

Auction terms & outcome

Auction date Auction result Sold price Sold date

Rent

Rental terms

Leave blank for sale-only listings.

Rent amount Frequency Bond / deposit Available from

Publication

Magazine surfaces

Editorial inputs the Magazine engine reads when rendering a flipbook issue for this property. Per-property defaults — every magazine issue inherits them unless overridden in the Magazine Builder.

Cover line 1 Cover line 2 Cover line 3 Cover accent colour (hex) Hero quote (1-2 sentences, pulls onto the cover) Editorial narrative (long-form magazine story) Agent pledge (Scott's per-property callout) Map override (URL — uploaded custom map graphic; blank = auto from lat/lng)

Lifecycle

Timeline events

Sale-chevron events that drive the public timeline strip + the Magazine timeline page. Date · type · note · value. Most recent first when rendered publicly.

Cover

Hero photo

Cover of the public property page + Magazine cover unless overridden. Upload here — or tick “Hero” on any photo in the library below. Takes effect when you SAVE CHANGES.

Choose photo…

8 MB cap · JPEG / PNG / WebP.

Project folders

Media library

Each Property Profile is its own project, organised by folder. Click a folder chip to switch view — uploads go into the active folder. Tick “Web page” on a shot to put it on the public property page; tick “Hero” to make it the masthead.

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Photos

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Magazine Gallery

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IPQLD.LAND PRESENTS

RED GUM

MAGAZINE

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publishedUpdated Jul 24

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Facade_1007.jpg

School_Ripley.jpg

Floorplan_1007_Ripley.jpg

Ripley - House and Land package Floorplan_1006_Ripley.jpg

Ripley - House and Land package 4th of August - Ripley Update-0936.jpg

Ripley - House and Land package 4th of August - Ripley Update-0954.jpg

Ripley - House and Land package 4th of August - Ripley Update-0955.jpg

Ripley - House and Land package 4th of August - Ripley Update-09616.jpg

Ripley - House and Land package 4th of August - Ripley Update-09618.jpg

Ripley - House and Land package 4th of August - Ripley Update-09692.jpg

Ripley - House and Land package 4th of August - Ripley Update-09694.jpg

Ripley - House and Land package External 2 - Newstart Homes .jpg

Ripley - House and Land package image015.png

Ripley - House and Land package Ripley_Location_1.jpg

Ripley - House and Land package Facade_1006.jpg

Ripley - House and Land package 4th of August - Ripley Update-09694.jpg

Ripley - House and Land package Bathroom.jpg

Ripley - House and Land package Bedroom 1.jpg

Ripley - House and Land package Bedroom Master.jpg

Ripley - House and Land package Bedroom Spec copy.jpg

Ripley - House and Land package External 2 - Newstart Homes .jpg

Ripley - House and Land package External 3 - Newstart Homes .jpg

Ripley - House and Land package External1 Newstart Homes 168.jpg

Ripley - House and Land package Facade_1005.jpg

Ripley - House and Land package image015.png

Ripley - House and Land package Kitchen 1 .jpg

Ripley - House and Land package Luxury Spec Dining.jpg

Ripley - House and Land package Luxury Spec Kitchen.jpg

Ripley - House and Land package Luxury Spec Living.jpg

Ripley - House and Land package 4th of August - Ripley Update-0936.jpg

Ripley - House and Land package 4th of August - Ripley Update-0954.jpg

Ripley - House and Land package 4th of August - Ripley Update-0955.jpg

Ripley - House and Land package 4th of August - Ripley Update-09616.jpg

Ripley - House and Land package 4th of August - Ripley Update-09618.jpg

Ripley - House and Land package 4th of August - Ripley Update-09692.jpg

Ripley - House and Land package 4th of August - Ripley Update-09694.jpg

Ripley - House and Land package ASH-L19 Image 012.jpg

Ripley - House and Land package Bathroom .jpg

Ripley - House and Land package Bathroom.jpg

Ripley - House and Land package Bedroom 1.jpg

Ripley - House and Land package Bedroom Master.jpg

Ripley - House and Land package Bedroom Spec copy.jpg

Ripley - House and Land package Bedroom Spec.jpg

Ripley - House and Land package External 2 - Newstart Homes .jpg

Ripley - House and Land package External 3 - Newstart Homes .jpg

Ripley - House and Land package External 4 - Newstart Homes .jpg

Ripley - House and Land package External1 Newstart Homes 168.jpg

Ripley - House and Land package Floorplan_1005_Ripley.jpg

Ripley - House and Land package 4th of August - Ripley Update-0936.jpg

Ripley - House and Land package 4th of August - Ripley Update-0954.jpg

Ripley - House and Land package 4th of August - Ripley Update-0955.jpg

Ripley - House and Land package 4th of August - Ripley Update-09616.jpg

Ripley - House and Land package 4th of August - Ripley Update-09618.jpg

Ripley - House and Land package 4th of August - Ripley Update-09692.jpg

Ripley - House and Land package 4th of August - Ripley Update-09694.jpg

Ripley - House and Land package ASH-L19 Image 012.jpg

Ripley - House and Land package Bathroom .jpg

Ripley - House and Land package Bathroom.jpg

Ripley - House and Land package Bedroom 1.jpg

Ripley - House and Land package Bedroom Master.jpg

Ripley - House and Land package Bedroom Spec copy.jpg

Ripley - House and Land package Bedroom Spec.jpg

Ripley - House and Land package External 2 - Newstart Homes .jpg

Ripley - House and Land package External 3 - Newstart Homes .jpg

Ripley - House and Land package External 4 - Newstart Homes .jpg

Ripley - House and Land package External1 Newstart Homes 168.jpg

Ripley - House and Land package Ripley_Location_1.jpg

Ripley - House and Land package School_Ripley.jpg

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