1150 Indigo Creek Road

Indigo Valley VIC 3688

Executive Summary

The Watchbox has been developed over a period of time in three stages whereby firstly the almond grove was established in 1993 and has grown to stand today with approximately 1000 mature trees in full profit, stage two was the creation of a vineyard approximately 6 hectares in size with all the infrastructure shedding etc. associated with a wine making process. Part of such infrastructure was the establishment of the irrigation system throughout the vineyard by use of water, sourced from the 34 megalitre bore licence. The final stage, creating this now well recognised tourist entity was the establishment of the reception centre/caf complex which commenced as a retail outlet for the then popular The Watchbox but quickly developed into a full hospitality enterprise with pizza ovens, alfresco dining areas and restaurant type dining. The reception centre sited on the fringe of the almond grove allow for casual dining amid spacious lawns and playground areas.

Over the period of establishing the commercial aspect of the property, the original residence, set some distance from the rustic type reception centre, was partially refurbished and stands today amid old world gardens and lawns. A convenient lifestyle property with some extra accommodation maybe suitable for casual accommodation. There are several commercial aspects associated with The Watchbox all complimenting a pleasant peaceful lifestyle.

Location

Beauty Convenience Tourism

The Watchbox is conveniently located in the middle area of the ever popular Indigo Valley being 30kms south of Wodonga, 8kms from Barnawartha (Hume Freeway) and 275kms from Melbourne. Indigo Creek Road is the main connecting tourist road in the Rutherglen, Indigo, Yackandandah, Beechworth tourist loop. The Watchbox offers direct access to Indigo Creek Road. An extremely popular genuine rural district with easy access to Albury-Wodonga, very vibrant regional cities.

Land

The Watchbox land is of gently sloping, well drained terrain with a north eastern aspect. Original Forest country with red and grey loam soils, a proven suitability for wine grape production, horticulture and livestock production. Strong, highly recognised country. A seasonal creek area is situated on the eastern boundary of the property. This area is fenced out and would seem suitable in creating a natural bushland wildlife reserve.

Water

- Excellent water supply serving all facets of the property. Extensive rainwater catchment, servicing the home and reception centre.

- Fully equipped and licenced bore servicing the surrounds, irrigation system and supplementing (if necessary the individual residence). Irrigation licence 34 megalitres. A large catchment dam completes the existing, excellent water supply.

Rainfall/Climate

It is generally accepted that the Indigo Creek area has an annual rainfall of (28) 700mm.

A temperate climate with general rainfall occurring in the autumn months of April/May extending, on occasion, into June and followed up further in the months of September/October.

The winter months temperature can drop to zero degrees (0) with summer time temperatures rising, on occasion, to 35 degrees (35). Recognised as a very pleasant climate as proved by the ever-increasing all year round popularity of the area.

Structural improvements

Accommodation

(i) Main Residence

A substantial residence of principally brick veneer construction (1950s) with a major, Western Red Cedar extension. The original area of the residence has been partially refurbished and comprises large living areas and modern kitchen. An ultra-modern bathroom area has been completed. The extended area blends with the original home and offers some four (4) bedrooms and an office. The home is surrounded by a large patio area and wide-decked verandahs. A well-positioned residence in spacious surrounds ready and primed for further refurbishment. An in ground swimming pool is adjacent to the decked areas. This genuine family residence is set apart from the reception centre area and retains complete privacy. Features include: Gas and electric kitchen, wood heater within open fire place surround, gas heating, timber and concrete flooring, 5kW solar system and double carport.

(ii) Main Residence Surrounds

A quite large area of long established gardens contained within the surrounds and comprising mature trees, lawn areas, native shrubs, pathways and retreats. The surrounds are all in need of some make over to return to their original condition.

(iii) Studio-Type Apartment

A modern studio comprising a large bed/sitting room, separate kitchen and laundry/bathroom. Located some distance from the main residence. This well maintained unit is within the garden and surrounds area and would seem ideal for extra family accommodation, holiday accommodation or a bed and breakfast facility.

Working Improvements

- Modern Colorbond, steel lockup shedding (former winery) 9m x 18m. Comprising concrete floor with central drainage to underground tank, power, high pitched roof and sliding doors.

- Older style brick shedding, hay shed, cattle/sheep yards plus disused dairy with storage areas. All usual smaller farm buildings.

Reception Centre

A purpose-built complex originally used as a retail outlet for the very popular The Watchbox but quickly expanded to the complex as it stands today.

Built with a rustic timber theme the whole complex comprises, firstly, a restaurant-type facility with seating for approximately forty (40) diners. This facility is supported by a full commercial kitchen and front-of-house wine sales area. In addition, and immediately adjacent to the restaurant area, a spacious alfresco dining area is separately supported by two (2)