"The Watchbox"


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A complete small farm offering a most pleasant rural lifestyle together with several smaller rural enterprises with special emphasis placed on hospitality potential.

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/café 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.


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.


“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.


  • 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.


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 month’s 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


(i)  Main Residence

A substantial residence of principally brick veneer construction (1950’s) 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) brick pizza ovens, the commercial kitchen, spacious under cover and open-air, dining areas and spacious lawn areas. The whole complex is set on the fringe of the almond grove which supplies a beautiful summer garden venue. Male and female ablution block is accessed from both venues.

A convenient, fully approved venue that would seem in an ideal location to service an ever-increasing demand from the tourist industry for constant hospitality and including the overall reception centre concept. Up and ready to operate into the summer of 2017-2018.

The Almond Grove

The almond grove was established progressively over the years 1989 – 1993 with annual planting of 200 trees per year. The majority of the grove is of the “nonpareil” variety with several separate varieties planted for cross pollination. A non-maintenance enterprise that has not be harvested over recent times but stands today a productive enterprise with strong healthy mature trees. The potential of the almond grove can only be assessed by genuinely interested parties.

The Vineyard

The vineyard was initially established over the years 1997-1999 and completed in stages over the years 2000-2002. The vineyard was created to the highest level with all detail completed to gain the full advantage of producing the best of wine grapes for processing under the “Watchbox Wine” label. There are several varieties of vines established including Shiraz, Cabernet and Merlot in the earlier plantings, while later plantings included Muscat, Durif and Sauvignon varieties.

The Vineyard has not been managed over the last three (3) years and although currently bearing some fruit, the whole enterprise is in need of revitalisation to quickly return this designed vineyard to full production. The irrigation system as associated with the vineyard is in need of some maintenance with the mains structure quite sound but the filter/dripper system is in need of some attention.


“The Watchbox” is subdivided into five (5) paddocks with some 16ha of almond grove and vineyard. The balance of the paddocks involve some 5ha of grazing land with the residence, reception centre and working improvements located on the balance of the land. All subdivision fencing is new to very good while boundary fencing is substantial older type fencing.


After all aspects of “The Watchbox” are considered, the primary potential income of the reception centre is paramount. All other facets of income streams, residence, extra accommodation, plus almond grove, vineyard and livestock grazing, all can complement the reception centre and enhance the appeal of the property. There is no doubt that the lifestyle appeal of main residence and surrounds, after some refurbishment, will combine with all other features to result in a most worthwhile truly rural enterprise





 DISCLAIMER: Whilst every care is taken to supply accurate information our company cannot be held responsible for any incorrect information.

4 1
Suburb Indigo Valley
Address 1150 Indigo Creek Rd
State VIC
Price SOLD
Property ID 1370
Category Rural
Land Area 56.00 ac

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Tom Hanrahan photo

Tom Hanrahan

0428 691 382
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Brian Unthank

0418 572 662
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