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Suburb Guide

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Buying Property in Numurkah: Moira Heritage Town, Goulburn-Murray Irrigation, and the Section 32

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General information for Victorian property buyers.

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Numurkah is a Moira Shire heritage agricultural town with Goulburn-Murray Water irrigation framework and dairy industry Section 173 Agreements.

Numurkah at a glance

  • Council: Moira Shire.
  • Postcode: 3636.
  • Buyer profile: regional families, dairy industry workers, retirees.
  • Dwelling mix: Federation cottages, post-war detached, rural-residential.
  • Median house price (indicative): approximately $300k–$460k.

The dominant risk: G-MW irrigation + dairy Section 173

Standard irrigation district framework — see Tatura/Kyabram guides.

Secondary risk: heritage commercial precinct

Melville Street commercial precinct has HO coverage on parts.

Tertiary risk: small-market dynamics

Comparable-sales flow is thin.

What to check in a Numurkah Section 32

  1. G-MW easements + water entitlements.
  2. Section 173 Agreements.
  3. Heritage Overlay.
  4. Easements.

Independent checks to run before signing

  1. Moira Shire planning property report.
  2. G-MW property report.
  3. Building inspection.

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

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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.