The unique 4,714-hectare Breeza Aggregation is a once-in-a-generation opportunity offering a blue-chip irrigation and dryland cropping portfolio in the highly sought-after Liverpool Plains region of New South Wales.
Offering scale and potential rarely seen in this district, the Breeza Aggregation features fertile self-mulching black and red basalt soils, secure water resources with potential to expand, and a history of consistently high crop yields across 2,930ha of developed dryland and 540ha of irrigated systems.
The balance of gently undulating land is used for grazing on native and improved pastures.
Located 44km southeast of Gunnedah and 69km southwest of Tamworth, the Aggregation is comprised of three holdings: Rossmar Park Homestead, Rossmar Park, and Warrawong (2,384.6ha); The Dip and Ashley Downs (1,868.7ha); and Elsdon (461ha).
Each asset is owned by separate vendors, who have collaborated to offer a highly complementary and contiguous landholding for purchase either in one line or as separate properties.
Diverse water supply guarantees production
The Aggregation receives average annual rainfall of 659 millimetres, underpinned by a diversified water supply from entitlements totalling 15,570 megalitres from groundwater, and unregulated and regulated river systems.
On-farm storage totalling 3,300ML is held in two dams with capacities of 1,550ML and 1,750ML, enabling strategic carry-over to provide a buffer against allocation volatility and support production in lower inflow seasons.
Water is sourced from the Yarraman Creek, Mooki River, and Zone 7 groundwater systems, and is pumped to the storage dams and distributed via gravity-fed channels with a tailwater return system designed to maximise re-use and whole-of-system efficiency, while a reticulated system distributes water for livestock.
The irrigation network across Rossmar Park and Warrawong services five laser-levelled fields, and one non-levelled field, presenting immediate upside through incremental land-forming. With minimal reconfiguration, the system could be optimised to bank-less flood irrigation to improve efficiency, reduce labour and enhance operational control.
The properties also have works approval for an additional on-farm storage dam and two new supply channels, further strengthening water security and irrigation capacity across the Breeza Aggregation.
Cropping program and established grazing and finishing
The combination of irrigated and dryland systems delivers a balanced production profile, with diversification across commodities, climatic conditions and market cycles.
The dryland cropping program supports high-yielding winter crops, including canola, wheat, barley and chickpeas, complemented by irrigated summer crops including corn, sorghum and cotton.
As a whole the Breeza Aggregation support established cattle breeding and finishing enterprises across 1,680ha, with an estimated carrying capacity of 520 cows and calves.
Oats are strategically sown to support finishing programs and improve turn-off timing, with finishing capacity further enhanced by a 500-head feedlot (licenced for 999 head).
Rare opportunity makes attractive proposition
Agent for the sale LAWD Director, George Barton, said the Breeza Aggregation presented a rare opportunity to purchase three holdings as a single parcel on the Liverpool Plains.
“To my knowledge, a contiguous black-soil cropping parcel of land, of this scale has not been offered to the open market on the Liverpool Plains for multiple generations,” Mr Barton said.
“The Aggregation presents an attractive opportunity for institutional investors given its potential for large-scale irrigated cropping, long-term capital growth, and production resilience.
“There’s also scope for one vendor to remain and manage the entire operation on behalf of the successful buyer, enhancing its appeal as a turnkey opportunity.
“Alternatively, the three properties can be sold separately, opening the door for local families or landholders to acquire individual holdings.”
Rossmar Park Homestead (192.4 ha), Rossmar Park (1,150.8 ha), and Warrawong (1041.4 ha)
The circa 1927 Rossmar Park Homestead features six bedrooms, expansive living areas, wide verandahs and established gardens, supported by substantial rainwater storage and garaging. It is complemented by steel cattle yards with 520-head capacity, a former MSA-accredited feedlot (licence able to be reactivated), and a substantial machinery shed and workshop with three-phase power, fuel storage and water connections.
The brick Warrawong homestead has three bedrooms, renovated bathrooms and modern climate control, alongside significant water storage. Improvements include new yards with horse stables, round yards and associated infrastructure, providing a well-equipped and versatile operational base.
The Dip (1,143.28 ha) and Ashley Downs (725.42 ha)
The Dip and Ashley Downs support 250–300 cows and calves across 12 well-fenced paddocks, with reliable stock water supplied by solar-equipped bores, dams and dual frontage to Native Dog Gully.
Infrastructure at The Dip includes extensive grain storage, a large machinery shed and workshop, cattle yards, fuel storage and quality water infrastructure, along with a three-bedroom homestead and separate cottage.
Ashley Downs is similarly improved, featuring machinery and grain sheds, a workshop, silos and a serviced cottage with additional water storage and established outdoor amenities, providing a well-rounded and productive grazing and cropping platform.
Elsdon (461 ha)
On Elsdon 63% of the land is arable black soil, with the remainder open grazing paddocks. It has secure water from two kilometres of Mooki River frontage and 1km along Native Dog Gully, supplemented by an electric bore supplying a 25,000-litre tank.
The property carries 50–60 cows and calves alongside the high-yielding cropping operation; in 2024, a 67-hectare canola crop yielded 2.4t/ha and 8ha of wheat yielded 4t/ha.
The Breeza Aggregation is favourably located a short drive from the regional centres of Gunnedah and Tamworth, both of which provide a wide range of amenities including retail, medical, educational and government services and agricultural supplies.
The Breeza Aggregation is For Sale by Expression of Interest, in one line or as separate properties, closing 12.00pm (AEST) Thursday 23 April 2026. For more information, contact LAWD Director, George Barton on +61 473 613 332, or LAWD Senior Director, Col Medway on +61 428 481 243.
