At the end of a tree-lined driveway, 110 Devitts Lane unfurls across 13.35 hectares (approximately 33 acres) of Shoalhaven valley — a property that is both a comfortable, move‑in‑ready rural retreat today and a DA‑approved canvas for an ambitious Mediterranean‑inspired transformation tomorrow.
The estate sits seven minutes from Berry and markets itself as the kind of country sanctuary that balances privacy with accessibility — an easy drive to cafés and services yet framed by long horizon views and quiet paddocks. At its heart is an original four‑bedroom homestead with wraparound verandahs and a combustion fireplace; nearby is a recently completed, architect‑designed guest residence built in a Mediterranean idiom with limewashed walls, bespoke lintels and soaring ceilings. The portfolio of outdoor amenities includes a willow‑fringed creek, mature olive trees, horse‑fencing and a private tennis court. Marketing emphasises a rare multiple‑offering proposition: dual occupancy now — that is, a primary residence and a self‑contained guest house — plus DA‑approved plans to reimagine the main homestead into a contemporary showpiece with an infinity‑edge pool and refined modern finishes. That combination of immediate lifestyle value and permitted upside is the property’s central selling point.
Owners should request the following from vendors or managing agents:
Source: psnews.com.au Meroo Meadow's Mediterranean masterpiece blends luxury with possibility | PS News
Background / Overview
The estate sits seven minutes from Berry and markets itself as the kind of country sanctuary that balances privacy with accessibility — an easy drive to cafés and services yet framed by long horizon views and quiet paddocks. At its heart is an original four‑bedroom homestead with wraparound verandahs and a combustion fireplace; nearby is a recently completed, architect‑designed guest residence built in a Mediterranean idiom with limewashed walls, bespoke lintels and soaring ceilings. The portfolio of outdoor amenities includes a willow‑fringed creek, mature olive trees, horse‑fencing and a private tennis court. Marketing emphasises a rare multiple‑offering proposition: dual occupancy now — that is, a primary residence and a self‑contained guest house — plus DA‑approved plans to reimagine the main homestead into a contemporary showpiece with an infinity‑edge pool and refined modern finishes. That combination of immediate lifestyle value and permitted upside is the property’s central selling point. The estate in detail
Land and layout
- Size: 13.35 hectares / 33 acres (flat and gently rolling parcels, with a five‑acre elevated block identified in the marketing materials for future development).
- Water and landscape features: a willow‑lined creek meanders through the property and extensive paddocks provide grazing, hobby‑farm capability and scenic vistas.
- Existing outbuildings and infrastructure: fencing and sheds suitable for horses or cattle, a cement‑engineered bridge, and a private tennis court positioned for events.
Buildings and accommodation
- Original homestead: four bedrooms, generous verandahs, combustion fireplace and classic countryside proportions. Marketing positions this building as the current main residence and the subject of DA‑approved uplift plans.
- Guest house: a newly completed, architecturally designed three‑bedroom guest dwelling with its own kitchenette, bathroom and an epic alfresco area with built‑in barbecue — described in the marketing as evoking a Tuscan or Mediterranean villa.
- Ancillary spaces: ample parking, garaging and service sheds; spaces primed for events, weddings or short‑stay hospitality initiatives.
DA‑approved transformation
The vendor’s marketing highlights a set of approved plans to dramatically rework the homestead into a contemporary centerpiece, including an infinity‑edge pool visually spilling toward the valley. Approved development application (DA) status is a major commercial lever: it reduces planning risk for a buyer who wants to pursue the full vision, while also preserving the option to occupy the property as‑is. The marketing literature notes the plans but prospective buyers should verify the DA conditions, staged approvals and any outstanding council requirements directly with the consent authority.Why this property matters: strengths and selling points
1. Turnkey dual occupancy plus permitted upside
Buyers often seek a balance between immediate use and long‑term value creation. 110 Devitts Lane offers both: a completed guest house and a liveable homestead today, and DA clearance for a transformative main residence tomorrow. This reduces the usual three‑way risk (planning, build delivery and occupancy) by separating occupancy from the development pathway.2. Landscape and lifestyle amenity
The property’s natural assets — creek frontage, mature olive groves, an elevated five‑acre parcel and panoramic sunrise views — create authentic lifestyle appeal that is hard to replicate. These elements support a suite of uses: private family living, events, small‑scale agritourism, Airbnb or a managed‑caretaker retreat for interstate owners.3. Proximity to Berry and the Shoalhaven precinct
Berry’s cafe culture and the South Coast’s rising profile for weekend and lifestyle buyers make Meroo Meadow an attractive location for city buyers seeking a short‑drive escape. The listing’s positioning highlights this accessibility as a core tradeable advantage.4. Architectural currency
The new guest house and the proposed contemporary refit show an alignment with current luxury rural trends: light‑filled living spaces, indoor‑outdoor continuity, alfresco kitchens and event‑ready lawns. These elements appeal to discretionary buyers who prioritise design pedigree and a strong entertaining proposition.Risks, costs, and due‑diligence checklist
Owning exceptional rural real estate is aspirational, but it carries distinct practical and financial responsibilities. The marketing is persuasive; buyers should translate that narrative into quantified obligations.Environmental, planning and servicing risks
- Confirm the DA boundaries and any covenants or easements, including restrictions that may apply to the five‑acre parcel identified for future build‑out. Approved plans are valuable, but they often come with conditions (stormwater management, native vegetation offsets, bushfire mitigation, access upgrades). Verify the current approval status and any outstanding conditions with Shoalhaven Council.
- Water management and creek frontage: riparian zones can attract specific environmental controls and require ongoing maintenance; confirm whether creek works were part of the DA or need separate approval.
Holding costs and operational overhead
- Rural estates demand a realistic operating budget. Expect higher annual sums for fencing, stock infrastructure, pool servicing (if installed), garden and olive grove management, and event insurance if the property will host gatherings. Obtain recent invoices and running cost estimates from the vendor where possible.
- Insurance: large rural properties with special event potential and elevated heritage/landscape value often incur higher premiums. Seek indicative insurance quotes early, covering public liability for events, bushfire risk, and structures.
Market and liquidity considerations
- The estate is a niche product. While South Coast lifestyle stock has attracted strong interest from Sydney buyers, discretionary premium properties depend on a narrower buyer pool. Consider the potential resale horizon and exit strategy before paying a premium for unique features.
Practical due‑diligence checklist (recommended)
- Obtain a certified copy of the DA and all endorsed plans; list all conditions and outstanding compliance items.
- Commission a full building and pest inspection, including specialist assessments for the guest house, verandahs and any older structures.
- Secure environmental and riparian advice on the creek frontage and any native vegetation overlays.
- Seek detailed quotes for ongoing maintenance (landscaping, pool plant, olive grove care, fencing).
- Obtain insurance quotations that reflect the property’s event/occupancy profile and bushfire exposure.
- Request a recent utilities and rates history (council rates, water rates, and any levies).
- If short‑stay letting or events are planned, check local council regulations and Shoalhaven policies on short‑term letting and event approvals.
Valuation lens: price signals and comparables
The PS News coverage references a price guide of $5.8 to $6 million; however, primary listing portals and the agency detail pages currently present the listing with “Contact Agent” or “Price Upon Request” messaging, which is common for premium rural stock where vendors prefer private negotiation. As such, the price guide noted in editorial coverage should be treated as indicative until confirmed directly with the listing agent. Verify price expectations and comparable sold evidence with the agent and an independent valuer experienced in Shoalhaven rural and lifestyle market segments. Why this matters: for an estate of this scale and quality, valuation depends on a combination of land value, permitted uplift (the DA), and the turnkey quality of the guest house. Each of these components should be modelled separately in a valuation exercise:- Land value per hectare/acre in the immediate precinct.
- Replacement or uplift value attributable to the DA‑approved design (cost to build vs. uplift in market price).
- Premium for the guest house’s architectural finish and event potential.
Use cases and buyer archetypes
The property’s marketing correctly targets several natural buyer profiles:- Lifestyle relocators and sea‑change buyers keen to trade city life for privacy and room to roam while staying close to Berry’s amenity.
- Family buyers who value dual dwellings — the guest house offers family accommodation or a long‑term live‑in helper/guest.
- Events and hospitality entrepreneurs who could monetise the alfresco areas, tennis court and scenic paddocks for weddings and retreats, subject to council approvals.
- Interstate owners seeking a caretaker model — leave the property in management and visit on schedule. The landscape and turnkey guest accommodation support that business case.
Design, materials and lifestyle features (what to expect)
The architectural language of the guest house and proposed refit leans Mediterranean — textured limewashed walls, bespoke timber and stone lintels, soaring ceiling volumes and an emphasis on shaded alfresco life. For buyers interested in the DA uplift, expect a contemporary aesthetic that seeks to marry local rural character with clean, modern detailing and expansive glass to draw valley views inward. These design choices are consistent with premium South Coast rural offerings and resonate strongly with the short‑stay and events market.Practical buying and negotiation strategy
- Confirm the vendor’s preferred sale method and timeline: private treaty, expressions of interest, or auction. Many premium estates are marketed with flexible sale mechanics.
- Establish capital requirements early — for large rural purchases, sellers commonly request proof of funds or pre‑approval before formal negotiations.
- If the vendor is seeking an upfront sale price (e.g., in editorial guides), treat those figures as a starting point for negotiation and cross‑check with the agent. Ask for comparable sales in the Shoalhaven and Berry precinct to ground any offer.
- Structure conditional offers that allow time for the specialist inspections listed above; for DA continuation, consider conditional clauses for compliance verification.
- If event revenue is a planned use, include a compliance‑contingent clause referencing council permissions for events and short‑term letting.
Sustainability, maintenance and long‑term stewardship
Large rural properties with designed landscapes and olive plantings require a stewardship mindset. Sustainable water management (capturing runoff, efficient irrigation for olive trees and gardens), responsible use of fertilisers, and bushfire‑aware landscape planning will all impact long‑term operational costs and insurability.Owners should request the following from vendors or managing agents:
- A maintenance schedule for irrigation, pools and irrigation plant.
- Records of grove management (pruning, pest control, production if olives are harvested).
- Any recent bushfire mitigation works and a copy of the property’s Bushfire Attack Level (BAL) assessment if relevant.
Conclusion
110 Devitts Lane is an archetypal modern country estate: immediate lifestyle delivery via dual occupancy, set within 13.35 hectares of curated rural landscape, and enhanced by DA‑approved plans that offer a credible path to a high‑design main residence with an infinity pool and elevated entertaining zones. For buyers who prize a turnkey country presence with a permitted upside, the property combines the best of both worlds. That promise, however, comes with the usual checks: verify DA conditions and compliance; quantify holding and event‑related running costs; secure insurance and specialist valuations; and confirm any price guidance directly with the listing agent. The marketing cites a price guide in editorial coverage, but premium listings often reserve pricing for private negotiation — confirm headline expectations with the agent before advancing. For buyers willing to carry the stewardship responsibilities, and to translate approved plans into a considered refit, this property offers a compelling combination of Mediterranean charm, rural scale, and commercial optionality — a rare Shoalhaven canvas for an owner who values both soul and potential.Quick reference — key facts at a glance
- Address: 110 Devitts Lane, Meroo Meadow, NSW.
- Land area: 13.35 hectares (approx. 33 acres).
- Accommodation: original four‑bedroom homestead; newly completed architect‑designed guest house (three bedrooms, self‑contained).
- DA: Approved plans exist for a major transformation, including an infinity‑edge pool. Confirm conditions with council.
- Price guide: editorial coverage lists $5.8–$6 million; primary listing portals currently show “Contact Agent” / “Price Upon Request” — verify with the agent.
Source: psnews.com.au Meroo Meadow's Mediterranean masterpiece blends luxury with possibility | PS News
