Aireys Inlet is a Surf Coast Shire lighthouse village — about 130 kilometres south-west of Melbourne, defined by the Split Point Lighthouse (the "Round the Twist" lighthouse from the 1990s TV series), surf beach access, and a tightly held holiday-home demographic. Aireys Inlet was one of the worst-affected communities in the 1983 Ash Wednesday bushfires — large sections of the town were destroyed. The Bushfire Management Overlay is heavy and the building-permit framework reflects that legacy.
This guide covers the Section 32 and Contract of Sale issues specific to Aireys Inlet (postcode 3231, Surf Coast Shire).
Aireys Inlet at a glance
- Council: Surf Coast Shire.
- Postcode: 3231 (shared with Fairhaven).
- Buyer profile: holiday-home buyers, retirees, sea-changers, lifestyle downsizers.
- Dwelling mix: post-1983-rebuild homes (commonly to BAL-29 or BAL-40 standards), surviving older cottages, modern architect-designed coastal homes.
- Median house price (indicative):approximately $1.0M–$1.5M for established homes; beachfront substantially higher.
The dominant risk: 1983 Ash Wednesday legacy + heavy BMO
Aireys Inlet was at the centre of the 16 February 1983 Ash Wednesday bushfire complex. Many properties were rebuilt post-fire to bushfire standards now codified under BAL-29, BAL-40, or BAL-FZ ratings.
Practical implications:
- Construction cost — high BAL adds substantial cost.
- Insurance — bushfire premiums materially loaded.
- Build-history disclosure — pre- or post-1983?
- Defendable space requirements + active vegetation management.
See also our Macedon guide for comparable 1983 Ash Wednesday legacy framework.
Secondary risk: SLO + EMO on coastal-frontage
The Split Point and surrounding coastal-frontage lots carry intense SLO and EMO regulating building height, materials, and erosion-prone construction.
Tertiary risk: smaller-market dynamics
Aireys Inlet is small — comparable-sales flow can be thin and resale windows can extend beyond 6 months in off-peak seasons.
What to check in an Aireys Inlet Section 32
- BMO and BAL rating.
- Build year — pre- or post-1983?
- SLO + EMO.
- Section 173 Agreements on bushfire management.
- Easements and fire-fighting access.
Independent checks to run before signing
- Surf Coast Shire planning property report.
- Bushfire insurance quote — non-negotiable.
- Building inspection with bushfire- construction compliance focus.
An automated first-pass Section 32 review can flag BMO, BAL, SLO, EMO, and Section 173 Agreements. Upload your Aireys Inlet Contract of Sale to Pre Contract Review for a plain-English risk report.