I N F O R M A T I O N
M E M O R A N D U M
MANGA DAIRY
Page |2
P R O P E R T Y
-
F E A T U R E S
Total land holding of 230.95 ha (or) 570.68 acres consisting of 3 separate titles o Irrigated land totaling 124.24 ha (or) 307 acres
-
Water Allocation ‘Taking’ licences totaling 781.9ML across ‘2 hundreds’ Grey & Riddoch o Delivery supplements and SPR volumes of an additional 146 ML o Total volume available for irrigation on current infrastructure and areas of 1,044,331,KL
-
Irrigated via 3 Centre pivots and 2 flood irrigators, combination of both Diesel & Electric
-
5 year old Hay Shed 15m x 32m x 6m steel framed, currently being used as a calf shed
-
All weather access roads on three sides of the property
-
Fenced and watered for intensive livestock production system
-
Rubble laneways service all grazing areas
-
32 unit Westfalia Rotary Dairy, RE Tension bars, Auto Teat spray, cup removers, Easy Dairy Computer tag ID system
-
20,000L De Laval stainless steel Milk Vat
-
Auto feed system with 4 silos (5t, 10t, 40t & 60t) and Discmill with Auger
-
Main residence being a renovated Mount Gamber Stone home with 4 bedrooms, separate office and newly built kitchen
MANGA DAIRY
Page |3
E X E C U T I V E
S U M M A R Y
Neville and Sharon are proactive farmers who are genuinely selling as they look towards expanding their land holdings. Manga Dairy is located approximately 15kms South of Penola, 30kms East of Millicent and 50km North of Mount Gambier in the reliable South East of South Australia. Elders Real Estate is offering the property for sale totalling 230.95ha or 570.68 acres complete with a very large water entitlement. Highly productive soils consist of clay loams to sandy loams over clay. Soil structures and elements have proven to produce a farm production of 3.55 million litres and 229,580 kg of milk solids. The characteristics of these soils are good fertility, water holding capacity and good soil structure. Due to its strong fertiliser history, the property has excellent improved pastures including strawberry and white clover, sub clover, Ryegrass and Lucerne. Manga is well positioned in the heart of the prime grazing area of Kalangadoo, with very reliable rainfall and climate. The regions good quality and large quantities of underground water is seen to be the region’s most significant single natural resource.
MANGA DAIRY
Page |4
S A L E
D E T A I L S
Under instruction from:
Neville and Sharon Joppich
Method of sale:
AUCTION FRIDAY 23
RD
FEBURARY 2018 11AM
@ KALANGADOO FOOTBALL CLUB th
Settlement date:
May 11 2018
Deposit:
10% of the purchase price
Listing Agent:
Brett Exelby 0458 548 756 brett.exelby@elders.com.au
Web ID:
18115981
RLA 62833
MANGA DAIRY
Page |5
L A N D
T E N U R E
D E T A I L S
CERTIFICATE OF TITLE
HUNDRED
Hectares/Acres
Volume 5716 Folio 951
Grey
91.76 ha / 226.74 acres
Volume 5247 Folio 636
Grey
91.76 ha / 226.74 acres
Volume 5072 Folio 663
Riddoch
47.43 ha / 117.20 acres
Land Size:
230.95 ha (or) 570.68 acres
Address:
774 Graneys Lane Kalangadoo SA 5278
Zoning & Town Planning:
Primary Production
Council:
Wattle Range Council
MANGA DAIRY
Page |6
P A D D O C K
P L A N
MANGA DAIRY
Page |7
I R R I G A T I O N
-
3 Licences – 2 irrigation taking licences & 1 industrial licence
-
Taking licences for irrigation of 781.9 ML
-
Delivery supplements and SPR volumes of an additional 146 ML
-
Total volume available for irrigation on current infrastructure and areas of 1044,331,KL
-
Industrial licence for Dairy use of 18.7 ML
-
Existing centre pivot irrigation infrastructure for 90 Ha (3 centre pivots)
-
Existing flood irrigation infrastructure for 34 Ha (2 flood irrigation bay areas)
A substantial irrigation volume and sufficient industrial licence capability for the dairy is a feature of this property. The total irrigation volume is greater than that required for the existing irrigation infrastructure giving the opportunity to increase irrigation area on the property, or transfer water from the property (subject to relevant approvals). One licence is held in the Grey management area and the other in the Riddoch management area, giving high flexibility and potential for water sale or transfer (subject to relevant approvals) Water quality and quantity are excellent with no salinity or other issues limiting productivity for the pasture and forage production systems.
MANGA DAIRY
Page |8
L I C E N C E
D E T A I L S
Licence Details: 12706-2: Industrial taking licence of 18,700 KL in the management area of Grey, on section containing house and dairy infrastructure. 12086-2: Irrigation taking licence for 241,490 KL in Riddoch management area, endorsed to be utilised over all sections of the property. This includes the sections in the Grey management area as both sections are held as adjoining by the licence owner. 12073-2: Irrigation taking licence in the Grey management area, for 540,482 Kl as taking volume, PLUS 116,439 KL additional delivery volume for Flood irrigated areas, PLUS 94,320 KL additional delivery volume for Spray irrigated areas, PLUS 51,600 KL as specialised production requirements volume for High Production Pasture from the centre pivot areas. These licence volumes are able to be utilised on both property sections in the Hundred of Grey.
MANGA DAIRY
Page |9
S O I L &
P A S T U R E S
Soil types across the property vary from clay loams to sandy loams over clay. Pastures have all been improved over the period of ownership with a strong focus on building fertility through this period. Fertiliser programs were based on results of soil tests taken from all paddocks. These were taken in 2011 post property purchase and then again at 3 years in 2014. They are due again at the end of this year. Fertiliser was applied to maintain an Olsen P level above 30 and a colwell K level above 250 (with a focus on keeping K as greater than 2% of the cations). The soil pH across the farm varies from high 7 on flood areas to high 6 on the pivot areas, down to 5 on dryland sandy loam areas. Nitrogen has been used strategically across the production areas to optimise growth and quality throughout the year. Pasture density on the grazing areas over the property is excellent and reflects the grazing management focus of the owners. Renovation programs had commenced on re seeding of the irrigation areas over the past two years, with the intent of fully re-seeding both of the larger centre pivots with latest ryegrass cultivars as an ongoing process. Additional production gain from this is evident on the eastern side of the large circle. Focus this year was on seeding of the dryland area on the western side of the farm to long term perennial based grasses to optimise autumn and winter grazing.
MANGA DAIRY
P a g e | 10
P A S T U R E
P R O D U C T I O N
The Property is currently divided into 7 main production zones as outlined below: Large Centre Pivot – 40 Ha Key part of the milking platform - fenced & watered accordingly Irrigated perennial ryegrass and white clover Approximately 1/2 of the circle renovated in the past 2 years Varying from clay loam to sandy loam over clay Small Centre Pivot – 32 Ha Key part of the milking platform - fenced & watered accordingly Loam to sandy loam over clay High production circle with perennial ryegrass and white clover base New Centre Pivot – 18 ha Part of the milking platform Sown to Impact perennial ryegrass and large to medium leaf white clovers when erected Heavy loam to clay loam soils Maintains high quality and growth rates late into spring
MANGA DAIRY
P a g e | 11
P A S T U R E
P R O D U C T I O N
Continued: Lucerne Flood area – 20 Ha Part of the milking platform grazing base. Sown to Lucerne in the early period of ownership these flood bays have now been over sown with Impact and Impact 2 perennial ryegrass to optimise autumn and winter growth. High levels of white clover and some red clover present along with residual Lucerne plants keep good quality forage in offer on this section into the summer. Cut for silage when feed surplus occurs in spring. Across the road flood area – 14 Ha Used as start and finish irrigation area. Typically over-sown with annual ryegrasses in early autumn after flooding to lift soil moisture levels Varies from sandy loam over clay on eastern end, to sandy clay loam on western end bays Provides excellent autumn and winter grazing to extend the rotation at these times. Typically cut for fodder conservation in late spring when surplus across the rest of the grazing areas. Across the road dry land area – 40 Ha Sown in autumn of 2017 with a mix of Holdfast & Sirosa Phalaris and Finesse tall Fescue. This has established well and will increase pasture production from this area in the autumn and winter. This area is grazed by milking herd in autumn and winter and cut for conserved fodder in the late spring early summer. Soil types here vary similar to the flood irrigation areas with majority being sandy clay loam. Ryegrass dry land area – 26 Ha Majority used for winter grazing area for milking herd – paddocks with road frontage used as feeding areas in winter. Perennial ryegrass and sub clover based pastures Sandy loam over clay based soils.
MANGA DAIRY
P a g e | 12
L I V E S T O C K
N O T E S
The Manga Dairy herd comprises of 360 head high production cows. The herd consists of 80% Holstein, Ayrshire and Stud Guernsey cows averaging 678 kg milk solids and 10,600 litres per cow per annum. Manga is the home to the well-known “Billabowrie� Guernseys. The stocking rate is 2.7 cows per ha over the summer period on the milking area or 1100 kg of milk solids per ha. Farm production is an impressive 3.55 million litres and 229,580 kg of milk solids. The farm also carries a self-replacing herd and saleable stock of an average of 120 head per annum on top of this. Limited purchased feed is required for the milking cows with 79% of the forage portion of the diet grown on the milking platform. Some feed is contracted locally on an annual basis for young stock and dry stock. Dairy base figures place the herd as one of the highest milk solid per cow farms in Australia. (Data drawn from Dairy Base)
MANGA DAIRY
P a g e | 13
F E N C I N G
&
S T O C K
W A T E R
The property is well fenced and separated into approximately 50 plus paddocks. Fencing is generally Dairy style with 2 wires, pine posts and electrified with a large amount of fencing being renovated in the last 3 years. The laneways are very neat being covered with bark chips for the cattle in the winter months to ensure their wellbeing. Stock water is provided from bores which are situated near the house and fed by concrete troughs in every paddock.
MANGA DAIRY
P a g e | 14
S T R U C T U R A L
I M P R O V E M E N T S
Shedding - Hay Shed 5 years old 15m x 32m x 6m steel framed also used for calf rearing - Steel framed shed over cattle yards for dry weather working with cattle and use for animal management complete with lighting for night use at night or early morning - Additional Hay and implement shedding Dairy shed/yards - 32 unit rotary, Westfalia, steel framed with concrete flooring with drainage - Complete with Auto retension bars, auto Tet spray and cup removers - Computer tag ID system to control feed and measure individual cow production, Easy Dairy ID System - 20,000 L Stainless Steel Milk vat, De Laval - Yard flood wash with poly holding tank - Concrete holding yards with backing gate and lead out area to yards with crush - Auto feed system equipped with 4 feed silos (5t, 10t, 40t and 60t) and a Hawk roller mill with auger - Limestone feed pad located at the exit of the Dairy, is also used as a calving pad - Approved effluent system with sump with waste water pumped to paddocks and solid spread on pastures
MANGA DAIRY
P a g e | 15
S T R U C T U R A L
I M P R O V E M E N T S
Main residence - Renovated Mount Gambier stone homestead located close to Dairy - 4 bedrooms with separate office - Lovely newly built kitchen opening onto dining room and family room - 4 car garage located on side of the home - Beautiful grounds providing the home with a relaxing feel
Second residence - Located on separate adjacent property on other side of Manga Road - 1960’s Mount Gambier Stone home - Detached living quarters - Implement and storage shedding
MANGA DAIRY
L O C A T I O N
P a g e | 16
Conveniently and centrally located approximately 15kms South of Penola, 30kms East of Millicent and 50km North of the Mount Gambier township, you have all the services available for whatever need is required. Regular daily flights are available from Mount Gambier to Adelaide and Melbourne with connecting flights to all capital cities and overseas. Quality schooling, lifestyle, health services, shopping and recreational activities are abundant in all towns, this represents as a tremendous location for any business or family.
MANGA DAIRY
P a g e | 17
R A I N F A L L
The South East is one of the most reliable rainfall areas in South Australia. The seasonal distribution is of Mediterranean type with dry summers and wet winters. Rainfall is supplemented by irrigation using underground water supplies for pastures, hay and intensive agricultural and horticultural production that have an emphasis on growth in spring, summer and autumn. The mild temperatures during the growing period provide opportunities for late season production to meet specific market demands. Manga Dairy lies within the 750 - 800mm rainfall belt.
“Good quality water, underground water is a fantastic natural resource� MANGA DAIRY
P a g e | 18
I N C L U S I O N S
&
E X C L U S I O N S
Inclusions: -
All fixtures and fittings
-
Gates, stock troughs
-
Bores
-
Tanks
-
Plant
Exclusions: -
All livestock
-
Automatic calf feeder robot
-
Machinery
-
Vendors personal items and chattels
-
Tools and equipment
-
Diesel generator
-
Trading name ‘Manga Dairy’
MANGA DAIRY
P a g e | 19
P R O P E R T Y T I T L E S & L I C E N C E S
W A T E R
MANGA DAIRY
P a g e | 20
MANGA DAIRY
P a g e | 21
MANGA DAIRY
P a g e | 22
MANGA DAIRY
P a g e | 23
MANGA DAIRY
P a g e | 24
MANGA DAIRY
P a g e | 25
MANGA DAIRY
P a g e | 26
MANGA DAIRY
P a g e | 27
MANGA DAIRY
P a g e | 28
EXPRESSION OF INTEREST TO PURCHASE TO:
Elders Rural Services Australia Ltd trading as Elders Real Estate 9 Bay Road, Mount Gambier SA 5290 (“the vendors agent”)
RE:
Manga Dairy, 774 Graney’s Lane, Kalangadoo, SA
I / We
__________________________________________________
Of
__________________________________________________ (“the purchaser”)
Telephone:
____________________ (Mobile) _____________________ (Home)
Email:
__________________________________________________
Hereby offer to purchase from the Vendors of the land as described herein on the terms and conditions set out below:Purchase Price: Deposit:
______________________________________ ($____________________)
________________________________________ ($____________________)
Date of Settlement: __________________________________________________________ Subject to the following terms and conditions (attach extra page/s with more detail if required) ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________
In signing this Expression of Interest the Purchasers acknowledge:That they have examined all information made available by the Vendor or the Vendor’s Agent to the purchaser for the purposes of making this Expression of Interest and have satisfied themselves as to the correctness and sufficiency of that information relevant to their own risks, contingencies and other circumstances having an effect on their Expression of Interest. They execute the Expression of Interest having satisfied themselves as to all matters and things relating to the land and further acknowledge and agree that in making this Expression of Interest they understand that the Vendor and not the Vendor’s Agent will make the final decision regarding this Expression of Interest. Should my/our Expression of Interest not be accepted I/We will not hold the Agent responsible for not securing the property on my/our behalf. Date:
_______________________________________________________________
Signed by:
_______________________________________________________________ (for and on behalf of the purchaser/s)
Acknowledgement of receipt of Form R3 – Buyers Information Notice: Signed by:
_______________________________________________________________ (for and on behalf of the purchaser/s)
MANGA DAIRY
P a g e | 29
D I S C L A I M E R CONFIDENTIALITY The contents of this document are confidential and are produced for your personal use and not for distribution to any other person or corporation without prior notice to Elders Real Estate. COPYRIGHT This document is subject to copyright. DISCLAIMER Elders Real Estate takes no responsibility for any errors or omissions or discrepancies, if any, in the enclosed particulars which have been compiled from information supplied to us by the vendor and other sources and are subject to withdrawal without notice. All maps and areas are approximate only and are given as guidance only. This document is for promotional purposes only and is not to be relied upon as a guarantee of performance or productivity of the said property. All intending purchases should satisfy themselves by inspection and make their own enquiries and investigations about the property and satisfy themselves thereon. FINANCIAL INFORMATION The financial information is provided as a guide only, we stress any incoming purchasers need to make their own enquiries re financial statements and returns on the property. The purchaser acknowledges that opinions may differ as to what constitutes discretionary expenses and the vendor’s allocation of expenses may be different from that which may be affected by the intending purchaser. An interested purchaser should seek its own expert advice as to the accuracy and relevance of the figures and must rely on their own enquires and assessments as to the financial return or income to be derived from the property and the activities carried out on it. The activities that have been carried out on the property have varied from year to year. Reasonable effort has been made to ensure the accuracy of the figures but no responsibility is accepted in any way whatever to any person for any errors or omissions however caused. No warranty is given that any purchaser will or can achieve the same or similar figures in the future. The purchaser acknowledges that among other things, seasons, commodities, and stock prices change and that the figures will vary depending upon the budgets which have been set, management decisions, and the financial objectives of the partnership and those of the purchase.
MANGA DAIRY
P a g e | 30
I N S P E C T I O N
N O T E S
MANGA DAIRY
P a g e | 31
G L O S S A R Y
PROPERTY FEATURES ........................................................................................................ 2 EXECUTIVE SUMMARY ...................................................................................................... 3 SALE DETAILS.................................................................................................................... 4 LAND TENURE DETAILS ..................................................................................................... 5 PADDOCK PLAN ................................................................................................................ 6 IRRIGATION ...................................................................................................................... 7 LICENCE DETAILS .............................................................................................................. 8 SOIL& PASTURES .............................................................................................................. 9 PASTURE PRODUCTION .................................................................................................. 10 PASTURE PRODUCTION .................................................................................................. 11 LIVESTOCK NOTES .......................................................................................................... 12 FENCING & STOCK WATER .............................................................................................. 12 STRUCTURAL IMPROVEMENTS ....................................................................................... 12 STRUCTURAL IMPROVEMENTS ....................................................................................... 12 LOCATION ...................................................................................................................... 12 RAINFALL ....................................................................................................................... 12 INCLUSIONS & EXCLUSIONS ............................................................................................ 12 PHOTO GALLERY .....................................................................Error! Bookmark not defined. PROPERTY TITLES & WATER LICENCES ............................................................................. 12 DISCLAIMER ................................................................................................................... 12 INSPECTION NOTES ........................................................................................................ 12 GLOSSARY ...................................................................................................................... 12
MANGA DAIRY
P a g e | 32
MANGA DAIRY