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CONTENTS
01 POINT OF INTEREST 02 POINT OF VIEW 03 PROPERTY DETAILS 04 TENANCY SCHEDULE 05 PROPERTY PARTICULARS 06 LOCATION 07 SUBURB PROFILE 08 SALES PROCESS
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POINT OF INTEREST
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Most large-format holdings are judged on what they could become; this one makes a compelling case for what it already is. Anchored by an established Ride Park operation, diversified tenancy income, and 116.45 ha* of strategically positioned Parwan land, 429 Parwan South Road is where paddock prodigies, holding income, and long-range upside find the same starting line.
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116.45 ha* total landholding with scale and flexibility.
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Lot 1: 68.44 ha*.
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Lot A: 48.01 ha*.
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Comprehensive Development Zone — Schedule 1.
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Extremely rare planning controls promoting a motorsport complex.
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Three established tenants providing diversified income.
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$268,231 in current net income per annum*.
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Land Improvements Group Australia Pty Ltd has a five-year lease expiring April 2027.
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Dirt Industries Pty Ltd / Ride Park has a renewed four-year lease term which commenced in May 2026, with no further options.
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Optus Mobile Pty Limited has a 20-year telecommunications lease which commenced in March 2026.
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Opportunity for future repositioning, land banking or development upside, subject to council approval.
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Positioned within one of Moorabool’s key future planning areas.
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6.25 km* to the Western Freeway.
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7.8 km* to the centre of Bacchus Marsh. 7
POINT OF VIEW
DANIEL PHILIP
0439 977 121 daniel.philip@cva.melbourne
An agent that turns first impressions into lasting commitments. Since the early days of his career, Daniel has established a level of service that is defined by indepth market knowledge, expert advice and responsive communication. Committed to creating value in the commercial real estate opportunities he matches with his clients’ objectives, and the ability to think outside the square. Especially if that extends well beyond Melbourne’s inner-city grid. “ The strongest assets often sit across more than one buyer category, and this one does exactly that — land bankers, investors, recreation operators, and future-use buyers all have a reason to invest in paddock to portfolio.”
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P R O P E R T Y D E TA I L S
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The land is substantial, but the real advantage is that it is not sitting idle. Across two landholdings totalling 116.45 ha*, 429 Parwan South Road brings together Lot 1 of 68.44 ha* and Lot A of 48.01 ha* to create a significant commercial, rural and recreational holding with an established operational identity. The property is improved by an operating motocross and Ride Park facility, multiple groomed tracks, Mini Moto World, on-site parking, canteen facilities and supporting track infrastructure. Its Comprehensive Development Zone — Schedule 1 controls, together with specialised and extremely rare planning provisions promoting a motorsport complex, support the existing operation and give the property a level of purpose and scarcity that would be difficult to replicate. The asset is currently income-producing through three established tenants, returning a combined net income of $268,231 per annum*. Dirt Industries Pty Ltd / Ride Park contributes $164,231 per annum under a renewed four-year lease commencing 1 May 2026 and expiring in May 2030. The tenant is responsible for 25% of the total property outgoings, with no further lease options. Land Improvements Group Australia Pty Ltd contributes a further $84,000 per annum under a fiveyear lease expiring in April 2027. The tenant is responsible for 100% of the outgoings relating to its leased area, together with 15% of the total property outgoings. Optus Mobile Pty Limited contributes a further $20,000 per annum + GST under a 20-year telecommunications lease commencing 4 March 2026 and expiring 3 March 2046. Longer term, the property also offers potential for repositioning, land banking or future development, subject to council approval. Its scale, diversified income profile, established use and strategic planning context give buyers more than one way to read the land.
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T E N A N CY S C H E D U L E
DIRT INDUSTRIES PTY LTD / RIDE PARK Current rental
$164,231 per annum.
Lease commencement
1 May 2026.
Lease term
Four years.
Lease expiry
May 2030.
Options
Nil.
Outgoings
Tenant responsible for 25% of the total property outgoings.
Ride Park provides a distinctive riding experience across purpose-built motocross tracks. The facility accommodates a range of skill levels, from hard-pack beginner tracks and entry-level jumps through to a more technical Pro Track featuring volcanic soil, deep ruts and larger jumps. The property also incorporates Mini Moto World and associated operational infrastructure.
OPTUS MOBILE PTY LIMITED
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Current rental
$20,000 per annum.
Lease commencement
4 March 2026.
Lease term
Twenty years.
Lease expiry
3 March 2046.
Rent reviews
3% annually.
Outgoings
Gross lease. Tenant responsible for electricity charges.
Break rights
Tenant break rights at 5, 10 and 15 years from commencement, subject to 6 months’ notice.
LAND IMPROVEMENTS GROUP AUSTRALIA PTY LTD Current rental
$84,000 per annum.
Lease term
Five years.
Lease expiry
April 2027.
Outgoings
Tenant is responsible for 100% of the outgoings relating to its leased area, plus 15% of total property outgoings.
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P R O P E R T Y PA R T I C U L A R S
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Zoning
Comprehensive Development Zone — Schedule 1. Specialised planning controls promoting a motorsport complex.
Site details
116.45 ha* total land area. Lot 1: 68.44 ha*. Lot A: 48.01 ha*.
Title particulars
Lot 1 on Plan of Subdivision PS918149W — Volume 12648 Folio 173 Lot A on Plan of Subdivision PS918149W — Volume 12648 Folio 174
Bore / Water
The property is supported by a Southern Rural Water Take and Use Licence permitting groundwater extraction of up to 10.0 megalitres for industrial or commercial use, as well as domestic and stock use, with the licence expiring on 30 June 2033. A replacement bore has also been approved by Southern Rural Water under Works Licence WLE086251.
Planning controls
Specialised and extremely rare planning controls supporting and promoting a motorsport complex.
Municipality
Moorabool Shire Council.
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L O C AT I O N
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ALL SIGNS POINT TO: PARWAN SOUTH ROAD. Set south of Bacchus Marsh, this pocket sits at the meeting point of farming land, outdoor recreation, specialised motorsport use, and one of Moorabool’s most closely watched future employment corridors. FROM PADDOCKS TO PRECINCT PLANNING. Parwan has traditionally been a rural locality characterised by farming, large landholdings and low-density activity. That character remains important, particularly for outdoor recreation and motorsport uses that require scale and separation. However, the area is increasingly being considered within a broader future-use conversation centred on employment land, infrastructure and strategic regional growth. Its proximity to Bacchus Marsh, substantial land parcels and access to the wider western transport network have placed Parwan within an evolving commercial and planning context. THE VPA LENS. The Victorian Planning Authority has been working with Moorabool Shire Council on planning for the Parwan Employment Precinct. The precinct has been identified as a future employment area south of Bacchus Marsh, with the potential to unlock approximately 2,200 ha* of new industrial and employment land adjacent to the growing township. Over time, the planning framework is intended to support more intensive employment, industrial and production-based activity across the broader precinct.
BACCHUS MARSH WITHIN REACH. The property is positioned approximately 7.8 km* from the centre of Bacchus Marsh, placing the township’s retail, workforce, education, services and residential growth base within a practical local catchment. Bacchus Marsh has been identified for significant long-term growth, with strategic planning considering future housing, employment, infrastructure and community services as the township continues to expand. ROADS THAT MATTER. The Western Freeway provides the region’s major east-west connection between Melbourne and Ballarat and is located approximately 6.25 km* from the property. The proposed Bacchus Marsh Eastern Link Road is intended to improve traffic movement by connecting Geelong–Bacchus Marsh Road with the Western Freeway east of Bacchus Marsh. These connections support the property’s accessibility to Melbourne’s western suburbs, Ballarat, Geelong and the broader regional network. AND THE POINT? Parwan is moving from paddock logic to precinct thinking. This asset sits firmly within that transition: substantial land, established income, a genuine operating identity and longterm optionality with its boots already dirty.
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SUBURB PROFILE
Parwan is beginning to outgrow its traditional rural label, one planning document and population forecast at a time. Long understood as a locality shaped by agriculture, recreation and large-format landholdings, it is now positioned within one of Moorabool’s key future planning areas. Structure planning and strategic work for the Parwan Employment Precinct and the broader Parwan and Parwan Station areas are contributing to a longer-term vision for employment, transport, infrastructure and population growth. Moorabool Shire is forecast to grow from approximately 41,103 residents in 2026 to 73,684 residents by 2046. The municipality is expected to add approximately 35,749 residents between 2021 and 2046, representing growth of more than 94% across that period. Council has identified Moorabool’s location and population growth as two of its major strengths, with the municipality positioned between Melbourne, Ballarat and Geelong and increasingly benefiting from the economic pull of all three. Infrastructure planning is following a similar trajectory.
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The Bacchus Marsh Urban Growth Framework identifies potential future transport connections, including a proposed Parwan railway station and Eastern Link arterial road. Nearby commercial activity is also continuing to build, with future retail, employment and community infrastructure planned around the wider Bacchus Marsh and Parwan growth corridor. Together, these factors support Parwan’s evolution from a predominantly rural locality into a more strategically significant employment and growth precinct.
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SALES PROCESS
At CVA, we provide prospective purchasers full transparency, fairness, and respect during the EOI process. To make our point, we’ve defined and outlined the process below so you’re across it prior to submitting an offer.
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1. SUBMITTING OFFERS
2. REVIEW PROCESS
Offers are due no later than the date and time advertised for the EOI campaign. They must be submitted through this form with every section completed, signed and emailed to the relevant contact persons by campaign closure. Any offers submitted after this time will be deemed as non-compliant.
All offers will be compiled and presented to the vendor for their consideration after the closing of the EOI campaign.
Our point of view: we strongly encourage all interested parties to submit their best offer, as the vendor reserves the right to accept an initial offer or to deal exclusively with certain offers in a second round.
Upon feedback, we will contact all parties promptly to communicate the vendor’s instructions relating to their offer. In the event of a second round, we will request all offers to be provided on a contract of sale with a deposit payable to the CVA Trust account, for the vendor’s consideration.
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Disclaimer: This report has been compiled on the basis of information available. Though efforts have been made to verify or establish the accuracy of all material, it is not possible to warrant that it is accurate. Some predictions are estimates only and necessarily based on assumptions which may not occur. All parties should make their own independent enquiries with regard to all the information contained in this report. The report is intended to be general information only and will not form part of any contract nor is it to be taken as any form of any representation, warranty or inducement. The agents and representatives do not accept any responsibility for and will not be liable in respect of any of the contents of this report. *Approximately
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