A community of hundreds of homes and holiday cabins near Lake Mulwala in the Murray River region of New South Wales has hit the market.
Enter Sun Country Lifestyle Park 18 Tocumwal Road, Mulwala is for sale through an expressions of interest campaign, with a price estimate of around $13 million, according to industry sources.
The regional land lease community covers 17.27 hectares and has 294 operating sites, including 35 resident-owned houses, 224 annual cabins, 10 short-stay cabins and 33 boat stores.
It offers self-contained permanent living options for those over 55, as well as cabin accommodation for holidaymakers.
The community is located near Lake Mulwala, which is known for water sports, fishing and scenic landscapes.
The village’s amenities include two swimming pools, barbecue areas, playground, games rooms, boat and car storage, kiosk, dog wash and two managers’ residences.
The property also comes with development approval for the construction of a further 139 operational sites across two sites, including 103 permanent homes and 36 short-stay cabins.
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The property has approval for additional sites including permanent homes and short-stay accommodation. Image: realcommercial.com.au
CBRE’s Marcello Caspani-Muto and Sandro Peluso lead the national sales campaign.
Mr Caspani-Muto said land lease and lifestyle communities of this size and quality rarely came to market.
“This is an opportunity to secure a high-performing asset in one of Australia’s fastest growing sectors, with the added benefit of DA-approved expansion land that offers significant long-term benefits,” he said.
The village is home to 294 operational locations, including residential options for the over-55s and short-stay accommodation. Image: realcommercial.com.au
“The growth trajectory of this sector is incredible and the wider buyer market is only now starting to realize this.
“The award also reflects the unique proposition of potential private or institutional interest.”
Lake Mulwala is a popular spot for water sports and fishing. Image: realcommercial.com.au
The property generated $1.54 million in gross revenues and adjusted net income of $921,000 in fiscal 2025, which was supported by recurring revenue streams from annual rental fees and location fees for residents.
Since 2023, more than $2 million has been invested in the property, including road improvements, new community facilities and solar installations.
Mr. Peluso said these types of opportunities are rare.
“The combination of strong recurring revenue, prime waterfront location and development potential makes Sun Country Lifestyle Park a truly unique investment,” he said.
The village has two swimming pools, barbecue areas and other amenities. Image: realcommercial.com.au
“The private international market has long had smaller holiday park-style assets, but has not consistently been looking to ramp up given the long-term success they have seen.”
The area has a strong tourist appeal with year-round events, golf courses, wineries and regional attractions, supporting the demand for short-stay accommodation.
The area’s affordable housing and lifestyle amenities have made it a major retirement hub for gray nomads and retirees, with 54% of the Mulwala population aged 50 and over, according to the 2021 census.
The regional land lease community covers 17.27 hectares in Mulwala. Image: realcommercial.com.au
In Mulwala, the median house price was $605,000 for the year to December 2025, while the median unit price was $510,000, according to PropTrack.
The village is conveniently located on the NSW and Victorian borders, with direct access via the Hume Highway.
Land lease communities have been popular investments in recent years, with landlords jumping into the sector as Australia’s population ages.
However, the land leasing sector was hit last year by a court ruling that banned the charging of exit fees by a land leasing operator.
The expressions of interest campaign closes on February 19.
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