“Good Lands” - Theodore, QLD

Sold prior to auction

582 acres Freehold

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“Good Lands” comprises 582 acres (235 ha) of Freehold of which 210 acres (85 ha) is fully developed furrow irrigation, and 136 acres (55 ha) is dryland cultivation.

The property fronts the eastern side of the Dawson River 8km south of Theodore on the Cracow Road. It has been in the Moore Family since 2007.

In this vicinity, the scheme is underpinned by the Glebe, Gyranda, Orange Creek and Theodore Weirs.

The sale of “Good Lands” features a 479ML allocation of “medium priority” water that can be extracted straight from the river subject to water sharing rules under the current ROP. This is a very “high value” allocation. Of note is that the average weighted sale of medium priority water in the Dawson Valley area for 2013 /14 indicates $1,310 / ML. This alone represents over $627,490 in tradeable value included in the sale.

In addition the property features 2 flood harvesting licenses with a total lift capacity of 508 litres / second. These particular licenses are considered high value “low flow” meaning they “kick in” when the Dawson River is flooding at a rate of only 1,296 ML passing flow per day.

Good LandsThere is 500 ML of on farm storage.

Currently water allocations can be fully traded on the open market, whereas flood harvesting licenses within this scheme must remain attached to the land. However this situation is about to change with the introduction of the new Fitzroy Resource Operation Draft Plan (ROP) of Oct 2013 which will authorise conversions of current flood harvesting licenses to allocations which will attract full trading rights amongst the various zones. Ratification of this ROP is expected to take place later in the year with, in theory, no further changes, and subject to Qld Parliament Legislation.

“Good Lands ” has a good complement of buildings and other infrastructure with 2 staff residences and a large machinery shed and work shop.

Good LandsThe main lift pump on the Dawson River is a 12 inch China pump on 3 phase mains power. There are also numerous lift pumps, channels, head ditches and tail water drains throughout the farm. The property is well laid out and a high cash flow earner.

Soils in this location are outstanding in every respect; deep rich well drained Brigalow types highly suited to both irrigation and dryland farming.

Cropping highlights include:

“Good Lands” is to be offered at auction at 11.00am Monday 3rd November 2014 at the Theodore Hotel, Theodore, Central Qld.


Located 8 km east of Theodore on the Cracow road.

Area and Tenure

Good Lands582 acres (235 ha) of Freehold Tenure described as Lot 295 on Crown Plan DW93, and Lot 296 on Crown Plan DW102, Parish Walloon.



Farming (Irrigated and Dryland)

Good LandsWater Harvesting Licenses under the Fitzroy Basin Draft Resource Operations Plan (pending ratification by the Qld Parliament)


The following licenses will convert to an Allocation Number which will be able to be searched at the Qld Land Titles Office once the new Fitzroy Basin Draft Resource Operations Plan of October 2013 is ratified by Qld Government Legislation which is expected to happen later this year. Once this happens the new water harvest allocations will be able to be sold and transferred between various sections of the Dawson River.

Allocation No Location Nominal volume ML / water year Annual Volumetric Limit ML/water Year Max rate (l/s) Daily Volumetric Limit (ML / calendar day Flow Condition Converting Authorisation (Existing License No)
977 Dawson I 175 240 138 12 1,296 ML/day passing flow 104398
975 Dawson I 467 640 370 32 1,296 ML/day passing flow 46337S

Good LandsNotes on Water Harvesting Licenses

  1. Total combined pumping rate of 508 litres / second.
  2. Historically only 300ML is harvested each year on “Good Lands” due to pumping capacity limitations.

Notes on Storage at “Good Lands”

  1. Total storage capacity 500 ML
  2. There is scope for expansion of both furrow irrigation area and pumping capacity on the river.
  3. Some opportunity capture of overland flow occurs from time to time with the estimated annual average being around 100 ML per year.

Water Allocations Dawson Valley Water Supply Scheme


  1. Good LandsThese allocations can be sold and transferred within various sections of the Dawson River as noted in the Jan 2004 Fitzroy Basin Resource Operations Plan of January 2004 (Amended December 2013).
  2. This allocation has a searchable title available at the Qld Government Titles Office.
  3. Reliability of this allocation is subject to seasonal conditions and can vary from time to time with, for instance, a reduced percentage may be granted at the start of a water year with a potential “top up” later in the year, if conditions allow. One hundred percent of the allocation is not always granted.
  4. Carry-over water is allowed to be stored on the property.
  5. The Fitzroy ROP describes further “carry over” rules.
  6. All of the allocations attract a:-
    • Part A charge (for 2014) of $15.94 / ML per annum, and a
    • Part B Useage charge for 2014 of $1.78 / ML for that year.
  7. The 79ML allocation listed below (Lot 548 on AP 6829) attracts an additional Part C (Channel Distribution Charge) of $38.64/ML per annum.
Water Allocation Number Location Purpose Nominal volume ML/water year Priority
Lot 493 on Crown Plan AP6829 Dawson I Agriculture 200 Medium
Lot 5453 on Crown Plan AP6829 Dawson I Agriculture 140 Medium
Lot 5459 on Crown Plan AP6829 Dawson I Agriculture 51 Medium
Lot 5464 on Crown Plan AP6829 Dawson I Agriculture 9 Medium
Lot 548 on Crown Plan AP6829 Dawson I Agriculture 79 Medium “A”
Total 479

Total Allocation: 479 ML


Good LandsBlock No 1

Block No 2

Block 3

Block 4

Block 5


Main Complex

Good LandsThere are two residences on the farm.

Main Homestead

Older 4 bedroom homestead colonial style with closed in verandas set attractive lawns and gardens.

Special features include:

Second Homestead

3 bedroom homestead set attractive lawns and gardens.

Special features include:

Machinery / Workshop Shed (previously a bulk grain shed)

Workshop and Vehicle Shed

Machinery Shed

Fuel Storage

Good Lands1 x 4,000 litre diesel tank on stand included in the sale.


The estimated annual average rainfall for this district is 28 inches per year.



“Good Lands is a well-established irrigation farm only 8 km east of Theodore. There is strong growth potential to increase the irrigated area if another pump site was developed to take advantage of the spare flood harvesting capacity.