1240 Ellerslie-Panmure Road

Framlingham VIC 3265

LOCATION:
1240 Ellerslie - Panmure Road, Framlingham
29km - North Warrnambool Shopping Centre, 28km - Mortlake, 24km - Terang

SERVICES:
School buses close by and at front gate to Panmure, Warrnambool, Woodford and Grassmere schools. Papers and post at front gate

TENURE:
Tri annual small lease for unused road ($160)

IMPROVEMENTS:
Four bedroom elevated with Hopkins River valley views, Hardiplank home with galvanized iron roof. Externally and internally painted and carpeted within the last 3 years (everywhere except kitchen - floorboards - and wet areas), new curtains and drapes in the last 2 years.. Family room with elevated Hopkins River valley and rural views. Open plan north facing kitchen and meals area. Baltic Pine kitchen and large walk-in pantry which includes fridge and freezer, storage, new Dishlex dishwasher, gas 900mm stainless steel cooktops and electric oven. Walk-in undercover access from carport into kitchen.
Central hallway leads to all bedrooms which have built-in-robes (bar one). The home is heated by a large slow combustion woodheater and new reverse cycle air conditioning unit in family room and reverse cycle air conditioning unit in kitchen. Family bathroom with shower and toilet. Separate laundry with new wall to wall cabinetry. Single large carport.
Home is surrounded by a well-manicured native and hedged garden with specimen trees including Walnut, Royal Empress, roses and other flowers.
Quaint timber period cottage fully renovated for accommodation purposes, single bedroom, open plan studio style yet self-contained, bathroom with spa, reverse cycle air conditioner and woodheater.
FARM IMPROVEMENTS:
Multi-functional fully enclosed (72' x 28') steel fabricated shed to house two cars, workshop, storage and single stand woolshed with baton area for sheep. Powered, concrete and timber floor(separate powerboard for the cottage). 3 phase power available. Small hay/woodshed. Steel cattleyards with crush, suited to loading sheep and cattle year round (tray truck only).

WATER:
As new submersible pump on bore (133' deep) pumps to 22,000L tank reticulating to 3 paddocks, also supplies garden water. Fresh water storage is 3 x 22,000L tanks supplying the home and cottage, 2 paddocks with direct access to the river.

PADDOCKS:
5 main paddocks and 3 smaller paddocks.
FENCING:
All as new internal 7 line ringlock and pine post fencing, 8 sets of double gates for machinery access, plain wire boundary fencing. Road boundaries all electrified.
PASTURES:
50 acres of open country (2 paddocks) used for fodder conservation purposes plus 20 acres on second title area. Balance volcanic country comprising black flats and stone barriers.
FERTILISER:
Hay paddocks have a super/potash history and limed twice in last 5 years. Sown down to Ryegrass on hay paddocks in recent years

RAINFALL:
28-30' - 700-750mm rainfall country

SOIL TYPE:
Grey loam over clay on open country and volcanic barriers and black loam flats.

STOCK:
200 breeding ewes and 80 maiden ewes plus 16 stud ewes and 3-6 cattle at time of listing.