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Suburb Guide

Buying Property in Goorambat: Benalla Silo Art Trail, Small Heritage Village, and the Section 32

|10 min read

Pre Contract Review editorial team

Victorian property contract specialists

Published:

Reviewed against Sale of Land Act 1962 (Vic) s32

Goorambat is a small Benalla Rural City heritage village on the Silo Art Trail — the painted grain silos (artwork by Jimmy DVate, 2017) draw substantial regional tourism. Small-market dynamics with dryland farming framework.

Goorambat at a glance

  • Council: Benalla Rural City.
  • Postcode: 3725.
  • Buyer profile: retirees, smaller-budget tree-changers, agricultural workers.
  • Dwelling mix: Federation cottages, post-war detached, rural-residential.
  • Median house price (indicative): approximately $260k–$400k.

The dominant risk: small-market + dryland farming Section 173

Very thin comparable-sales flow. Surrounding agricultural lots carry Section 173.

Secondary risk: Heritage Overlay village core

Some properties carry HO.

Tertiary risk: Section 173 short-stay (Silo Art tourism)

Some properties operate as accommodation for Silo Art Trail visitors.

What to check in a Goorambat Section 32

  1. Section 173 Agreements.
  2. Heritage Overlay.
  3. Easements.

Independent checks to run before signing

  1. Benalla Rural City planning property report.
  2. Building inspection.

An automated first-pass Section 32 review can flag Section 173 Agreements, HO, and easements. Upload your Goorambat Contract of Sale to Pre Contract Review for a plain-English risk report.

Free download

Section 32 Buyer's Checklist (32 points)

Print-ready checklist covering planning overlays, easements, building permits, OC fees, Section 173 Agreements, and 27 other items to verify before signing. Take it to inspections.

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Disclaimer: This article is for general information only and does not constitute legal advice. You should always seek independent legal advice from a qualified solicitor or conveyancer before making any property purchase decision.

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