Tarra Valley Retreat, a freehold caravan park and campground in Victoria’s South Gippsland region, has been listed for sale with an asking price of AU$1.45 million, presenting an opportunity for buyers seeking to acquire an established outdoor hospitality business in a nature-based tourism destination.
The property, located at 1906 Tarra Valley Road in Tarra Valley, sits on approximately four hectares alongside the Tarra River and borders the approximately 2,000-hectare Tarra Bulga National Park.
The retreat is about 19 kilometers northwest of Yarram and roughly 200 kilometers east of Melbourne, providing visitors with access to rainforest landscapes, walking trails, waterfalls, and other regional attractions, including Agnes Falls, Port Albert, and Wilsons Promontory National Park.
The retreat is being marketed by Chris Boschetti, an accommodation broker with ResortBrokers, on behalf of Saltwater Hotels & Resorts. The company, which owns more than 30 tourism properties across five Australian states, has operated the property under management since acquiring it in 2023. According to the seller, the decision to list the asset is part of a broader portfolio rebalancing strategy rather than a reflection of the property’s operating performance.
Boschetti said the listing has attracted significant market interest since becoming available.
“I’ve fielded interest from all over, including first-timers and interstate buyers who want to relocate to Victoria,” he told Commercial Real Estate.
“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 accommodation offering includes six self-contained cabins, 22 powered caravan and RV sites, and 13 unpowered campsites. The property also features a three-bedroom owner’s residence, reception area, kiosk, communal barbecue and campfire areas, kitchen shelters, accessible restroom facilities, and a playground. The cabins are individually themed and cater to travelers seeking a nature-focused stay near one of Victoria’s remaining cool-temperate rainforest areas.
According to marketing information provided with the listing, the business generated more than AU$250,000 in revenue and approximately AU$160,000 in operating profit during the 12 months ending in January. Boschetti said the combination of a freehold property, operating business, and owner’s residence may appeal to owner-operators entering or expanding within the outdoor hospitality sector.
“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 also noted that the business has historically operated with seasonal flexibility.
“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.”
The broker identified several opportunities for future investment, including refurbishing existing facilities, adding additional accommodations, expanding marketing efforts, and reopening the property’s café, which is currently closed.
“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.”
For outdoor hospitality operators, the listing illustrates how established regional campgrounds can offer opportunities to increase revenue through operational enhancements rather than large-scale expansion.
Adding new accommodations, restoring guest amenities, diversifying food and beverage offerings, and strengthening digital marketing are among the approaches many operators use to improve occupancy and guest spending while building on an existing customer base.
The property’s repeat visitation from birdwatchers, hikers, eco-tourists, school groups, and weekend travelers also highlights the value of serving multiple visitor segments to help support demand throughout the year.
Boschetti also pointed to the property’s zoning as a potential consideration for buyers seeking long-term certainty.
“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.”
As the sale process continues, Saltwater Hotels & Resorts is repositioning its portfolio while the property remains available to prospective buyers seeking an established campground and caravan park business in Victoria’s nature-based tourism market.
“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.”