379 Toms Gully RoadBlack Mountain NSW 2365
Property Details for 379 Toms Gully Rd, Black Mountain
Last Listing description (June 2026)
'Rose Valley' represents a highly productive and well appointed grazing asset, strategically positioned atop the Great Dividing Range in the renowned New England region. Encompassing approximately 345 hectares (853 acres) of prime grazing land, the property combines reliable water security, quality pasture base, and substantial infrastructure with the added advantage of dual residences on separate titles.
Ideally located just 9km from the New England Highway, 15km to Guyra and 32km to Armidale, the property offers both operational efficiency and lifestyle convenience. Bitumen road frontage and access to a school bus route further enhance its appeal for family living, with Armidale's established education and service hub within easy reach.
The property features two well maintained dwellings. The main homestead is recently renovated and freshly painted with new carpets. The five bedroom, two bathroom residence with an office, offers multiple living and dining areas, and a north facing entertaining deck overlooking established gardens. Comfort is assured year round via an efficient wood fired hydronic heating system. A connected three bay enclosed garage with internal access adds practicality.
Water security is a key strength of 'Rose Valley', underpinned by a reliable spring fed dam supplying a reticulated trough system across the property. Multiple additional dams, some also spring fed, further enhance drought resilience. The main storage demonstrated reliability through recent dry conditions and was at overflow capacity as recently as April 2026.
Pasture composition is a blend of improved and native species, including well established fescue, phalaris, cocksfoot and clovers, supported by a history of fertiliser application and pasture improvement. Situated in a high rainfall, temperate environment, the property consistently produces strong pasture growth. Having been recently destocked, 'Rose Valley' currently offers a substantial body of standing feed, presenting an immediate grazing opportunity.
Operational infrastructure is comprehensive and designed for efficiency. Livestock facilities include well located steel cattle yards with covered working area, vet crush, weigh box and b-double access. A functional laneway system connects paddocks to the yards, supporting ease of stock movement. Shearing infrastructure is provided via a four stand electric woolshed with substantial shedding capacity.
Additional improvements include a five bay machinery shed with lockable workshop and 15 amp power, a solar system connected to the grid, original hay shed, approximately 170 tonnes of silo storage, horse stables, chicken run and original meat house.
'Rose Valley' presents as a versatile, high performing grazing enterprise with scale, water reliability, and infrastructure rarely combined with such residential flexibility. The multiple title configuration further enhances long term value and optionality, making this an outstanding opportunity for both owner operators and investors seeking a quality rural holding in a tightly held region.
** Note: The adjoining property "Fern Hill" comprising 2,478 acres is also currently listed for sale.
Property History for 379 Toms Gully Rd, Black Mountain, NSW 2365
- 04 Jun 2026Sold for $4,500,000
- 20 Apr 2026Listed for Sale Auction 4th June 2026
- 19 Mar 2020Sold
About Black Mountain 2365
The size of Black Mountain is approximately 222.8 square kilometres. There are 2 parks, covering nearly 1.6% of the total area. The population of Black Mountain in 2016 was 310 people. By 2021 the population was 291 showing a population decline of 6.1% in the area during that time. The predominant age group in Black Mountain is 50-59 years. Households in Black Mountain are primarily childless couples and are likely to be repaying $1000 - $1399 per month on mortgage repayments. In general, people in Black Mountain work in a managers occupation.In 2021, 80.70% of the homes in Black Mountain were owner-occupied compared with 75.00% in 2016.
Black Mountain has 219 properties. Over the last 5 years, Houses in Black Mountain have seen a 37.19% increase in median value, while Units have seen a 85.43% increase. As at 31 May 2026:
- The median value for Houses in Black Mountain is $508,316 while the median value for Units is $356,912.
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