High-voltage transmission lines — the steel-tower 220kV, 330kV and 500kV lines that carry electricity between generators and substations — affect property values, building rules, and living amenity for houses within 50–200 metres of the line. About 8% of Melbourne residential property sits near a transmission corridor. Some regional growth areas (Tarneit, Wyndham Vale, Cranbourne) have major transmission corridors running through them.
This guide covers transmission line easements, valuation impact, electromagnetic field (EMF) considerations, and the contract checks for property near high-voltage lines.
Types of high-voltage lines
| Voltage | Tower type | Easement width | Valuation impact |
|---|---|---|---|
| 22kV (distribution) | Wood pole | 2–5m | Minimal (1–3%) |
| 66kV | Concrete pole / small tower | 5–10m | Modest (3–8%) |
| 220kV | Lattice steel tower | 25–40m | Significant (8–15%) |
| 330kV | Large lattice tower | 35–50m | Major (12–20%) |
| 500kV | Tallest lattice tower | 50–80m | Major (15–25%) |
Transmission line easements
Most high-voltage lines run within registered easements granted to AusNet Services or the relevant transmission asset owner. The easement burdens the property — it’s registered on title under the Transfer of Land Act 1958. Within the easement, the landowner cannot:
- Build any permanent structure (house, shed, retaining wall)
- Plant trees that will exceed a specified height
- Excavate or fill the ground beyond a defined depth
- Install swimming pools or any structure that holds water
- Use the area for any commercial activity that affects line operation
The transmission asset owner has rights to:
- Access the easement for maintenance with reasonable notice
- Trim or remove vegetation within the easement
- Replace or upgrade infrastructure within the easement footprint
- Conduct emergency repairs without notice
Valuation impact factors
The valuation discount for property near transmission lines varies with several factors:
- Distance to nearest tower (closer = larger discount)
- Visibility of towers from the dwelling and main outdoor areas
- Whether the line crosses the lot or is purely visual
- Voltage of the line (higher = larger discount)
- Local market norms (rural vs urban)
In growth-corridor estates where transmission lines are pre-existing, valuation discounts may already be priced in. The risk is buying at a price that doesn’t fully reflect the proximity discount.
EMF concerns — what the science says
Electromagnetic fields from transmission lines have been studied for decades. The current consensus from major health authorities (WHO, NHMRC, Australian Radiation Protection and Nuclear Safety Agency) is:
- EMF exposure limits exist (approximately 100 μT for 50Hz)
- Most transmission line easements result in property exposure well below these limits
- The IARC classifies low-frequency magnetic fields as “possibly carcinogenic” (Group 2B) — same category as coffee
- Definitive causation between transmission lines and health outcomes remains unproven
That said, EMF concerns have a real impact on resale buyer sentiment. Some buyers exclude transmission-line-adjacent properties from consideration entirely, narrowing the future buyer pool by 15–30%.
Section 32 and contract checks
- Title search. Look for registered easements favouring AusNet Services or other transmission asset owners.
- Plan of subdivision. Confirm the easement location and width.
- Council planning property report. May reference the transmission corridor and any related controls.
- Visual confirmation. Visit the property at different times of day to assess line visibility and any audible line noise (buzzing during humid weather).
- Distance measurement. Use Google Maps or VicMap to measure precise distance from the dwelling to the nearest tower.
- Future works. AusNet Services publicly publishes planned line upgrades. Confirm no major works planned near the property.
Negotiation considerations
Use the proximity to transmission lines as a price negotiation lever. The discount you can extract depends on:
- How keen the vendor is to sell
- How well the property has been marketed (some agents downplay)
- Comparable sales of similar transmission-adjacent properties
- Your willingness to walk away
Build comparable-sales analysis specifically focusing on transmission-line-adjacent properties — they typically don’t appear in standard comparables, so the agent’s pricing may understate the proximity discount.
Future-proofing the purchase
- Confirm no proposed line upgrades for the next 10 years
- Confirm the easement does not extend further than current line position
- Check council planning for future infrastructure corridor expansion
- Build a 20% future-resale buffer into your numbers — the buyer pool will be narrower than for typical properties
Ready to check your contract? Upload your Section 32 or Contract of Sale at precontractreview.com for a pre-contract check — typically in just a few minutes.