15 Jul 2026
Words Kirstan Ross CommercialRealEstate.com.au

Gippsland’s Tarra Valley Retreat listed for sale at $1.45m

A charming retreat on the banks of South Gippsland’s Tarra River – home to freshwater crayfish, trout and native blackfish – has been listed for sale at $1.45 million, offering a profitable tree-change escape at the gateway to one of Victoria’s last remaining pockets of cool-temperate rainforest.

Set on four hectares alive with birdsong, Tarra Valley Retreat sits alongside the 2000-hectare Tarra Bulga National Park, which is filled with towering mountain ash trees, vast fern gullies and ancient myrtle beeches. It is 19 kilometres north-west of the service town of Yarram.

No secret to nature lovers, the caravan park and campsite at 1906 Tarra Valley Road, Tarra Valley, offers scope for further growth and draws strong repeat visitation among birdwatchers, bushwalkers, eco-tourists, school groups and weekend travellers keen to explore the region’s walking trails and more than 20 waterfalls.

Eastern Victorian specialist accommodation broker Chris Boschetti of ResortBrokers is marketing the property on behalf of Saltwater Hotels & Resorts, which owns more than 30 tourism properties in five states and has operated the retreat under management since acquiring it in 2023.

Boschetti says the property, positioned about 200 kilometres east of Melbourne, has generated more than 60 inquiries since listing, mostly from prospective owner-operators.

“I’ve fielded interest from all over, including first-timers and interstate buyers who want to relocate to Victoria,” he says.

“Most are drawn by the Gippsland region, and the attractiveness and manageability of the park itself. It’s the perfect size for a couple without needing extra staff.

“For a couple looking to make a lifestyle move, it’s a very attractive setting. It’s just so tranquil, an amazing place to live.”

The property – formerly Tarra Valley Caravan Park Fernholme – features six self-contained rustic cabins (some with cosy wood-burning fireplaces), 22 powered sites and 13 unpowered sites, a three-bedroom owner’s residence and front reception, and a kiosk.

The comfortable guest setup includes cabins named Blue Wren, Lyrebird, Platypus, Rosella, Wombat and Koala, alongside facilities such as communal open fires and barbecues, kitchen huts, bathroom amenities with disabled access and a playground.

Freehold operations deliver strong baseline yield

The financial performance is solid, with the business generating more than $250,000 in revenue and $160,000 in operating profit over the 12 months to January.

“At $1.45 million, you’re getting a freehold going concern – a solid business and great three-bedroom home amid beautiful bushland,” Boschetti says.

“The Tarra River runs along the park’s boundary, and there are towering gums right throughout the property.”

Boschetti says one of the great things about this park is the lifestyle balance and flexibility it offers to take advantage of seasonal demand.

“During the slower winter months, you could potentially close the park to guests and go on holiday yourself,” he says. “The vendor has adopted this model, and the incoming owner will have that flexibility too.”

For owner-occupiers keen to value-add and put their own stamp on the property, it could benefit from a refresh, additional lodging, proactive marketing, and the reopening of the site’s much-missed cafe.

“When it did operate, it used to be famous for its scones, and more than a few locals have told me they’d love to see it reopen,” Boschetti says.

“With only one other cafe in the general area, there’s a genuine opportunity to create an additional income stream without a lot of work. The infrastructure is there – it just needs the incoming owner to crank it up again.

“We’re talking about a sprawling four-hectare site, so there’s plenty of room to grow beyond the current offering of 35 sites and six cabins.”

Protective farming zone guarantees site security

The farm-zoned land also offers buyers confidence that surrounding development will remain consistent with the area’s nature-based character.

“Alongside agriculture, being designated a farming zone specifically protects nature-based tourism properties like Tarra Valley caravan park,” Boschetti says.

“You’re not looking at a situation where the landscape could be changed into something completely out of step with the area – future use needs to be consistent with the farming zone setting. That’s reassuring for buyers who are looking to invest in a nature-based tourism asset.”

Visitors are within easy reach of attractions like Agnes Falls, historic Port Albert and Wilsons Promontory National Park, making it a popular base for visitors exploring South Gippsland.

Tarra Bulga National Park showcases some of the state’s finest remaining cool-temperate rainforest, alongside highlights such as Corrigan’s Suspension Bridge, Tarra Falls and Cyathea Falls.

Saltwater Hotels & Resorts is selling the retreat as part of a wider asset redistribution.

“This sale is really about rebalancing their portfolio rather than anything to do with the park itself,” Boschetti says.

“This park has staying power … I’ve heard from locals that it’s one of the oldest caravan parks not just in Gippsland but in Victoria.

“There’s a genuine sense of nostalgia about the place. Some guests have been coming back for years, which says a lot about the park experience on offer and the location.” END