Buying Property in Glenlyon: Hepburn Small Heritage Village, Loddon River Adjacency, and the Section 32

Glenlyon is a Hepburn Shire small heritage village about 8 kilometres east of Daylesford on the upper Loddon River. The market is genuinely small — fewer than 50 dwellings in the village proper, with a surrounding rural-residential belt of acreage and small farms. Section 173 Agreements on lifestyle acreage, Bushfire Management Overlay on the bushland fringe, and Land Subject to Inundation Overlay on Loddon-adjacent lots define the Section 32.

This guide covers the Section 32 and Contract of Sale issues specific to Glenlyon (postcode 3461, Hepburn Shire).

Glenlyon at a glance

• Council: Hepburn Shire.
• Postcode: 3461 (shared with Hepburn Springs).
• Buyer profile: tree-changers, lifestyle- acreage buyers, weekend-home buyers, retirees.
• Dwelling mix: Federation cottages in village, rural-residential acreage (1ha–10ha+) on surrounds.
• Median house price (indicative):approximately $620k–$920k for village houses; rural- residential acreage varies substantially.

The dominant risk: rural-residential Section 173 Agreements

Most Glenlyon land sales involve rural-residential acreage with Section 173 Agreements registered on title. Common provisions:

• Subdivision restrictions.
• Native vegetation retention requirements.
• Outbuilding caps.
• Stocking-rate limits on small lots.

Secondary risk: BMO on bushland-edge properties

Lots backing onto Wombat State Forest or Crown reserve land carry BMO. BAL ratings vary — get the disclosure.

Tertiary risk: Loddon River LSIO

Properties near the upper Loddon River may be in LSIO. The Section 32 should disclose.

What to check in a Glenlyon Section 32

1. Section 173 Agreements.
2. BMO and BAL.
3. LSIO if Loddon-adjacent.
4. Planning overlays: BMO, LSIO, ESO, VPO, HO, DDO.
5. Septic permit and water supply.

Independent checks to run before signing

1. Hepburn Shire planning property report.
2. Septic inspection.
3. Bushfire insurance quote.
4. Building inspection.

An automated first-pass Section 32 review can flag Section 173 Agreements, BMO, BAL, LSIO, ESO, and VPO. Upload your Glenlyon Contract of Sale to Pre Contract Review for a plain-English risk report.