The land comprises river flats to gently undulating country, with biologically managed fertile black alluvial and red loam soils creating a base for grazing, cropping or fodder production enterprises.

About 154ha is arable of which 48ha is irrigated from the Murrumbidgee with a Hazt diesel generator driving the Upton centre pivot on 6” PVC underground mains to three concrete pivot pads of 16ha each. The pivots are growing lucerne and oats, and lucerne, oats and ryegrass this year.

Water is pumped from the river to a 90,000-litre tank that supplies seven troughs and the garden. In addition there are three dams, a billabong and an unequipped well.

Avalon has healthy productive soils with above average soil carbon levels and active plant species throughout the entire year, which allows for year round grazing.

The property has been biologically managed since 2006 - encouraging soil microbiology to unlock nutrients - and inputs have been sourced to balance nutrient rations. From 2008 to 2017 annually in April/May the arable land has had 1.2t/ha gypsum, 7kg/ha boron humates and 12kg/ha soft rock phosphate applied by spreader.

The dryland country is sown to established perennial pastures and about 22ha oats this year.

Fenced to seven main paddocks, majority ring lock, there are steel cattle yards with concrete race and loading ramp and two weaner yards. Ample shedding includes the high clearance powered machinery shed with workshop and two steel storage sheds.

A three-bedroom cottage completes this package. The interior has been updated, while timber floors and an open-plan kitchen add warmth.

The weatherboard home is freshly painted and sits among established trees in a well maintained garden.

Inspections are strictly by appointment with the agents. The property will be auctioned on Thursday, November 15 at 2pm.

Visit www.sallydouglas.landmarkharcourts.com.au for details.