Property Report
Comprehensive multi-dimensional analysis
38 Campbells Road
Zoning & Regional Plan
GRZ1
General Residential Zone - Schedule 1
LEP: Mornington Peninsula Planning Scheme
Height Limit
11 metres or 2 storeys
Min Lot Size
300m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Portsea is a prestigious coastal suburb on the Mornington Peninsula with strong education options. The public schools (Portsea Primary and Nepean Secondary) are highly regarded local choices, while several respected independent schools (St. Paul's, Ranelagh, Sorrento Grammar) provide alternatives within a short distance. Families should verify exact catchment boundaries with the Victorian Curriculum and Assessment Authority (VCAA) or local DET offices.
Likely public catchment
Portsea is zoned for Portsea Primary School and Nepean Secondary College as the primary public catchment schools.
Nearby schools
Portsea Primary School
In catchmentNepean Secondary College
In catchmentSt. Paul's Anglican Grammar School
Ranelagh School
Rosebud Secondary College
Queenscliff Primary School
Sorrento Grammar School
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
38 Campbells Road, Portsea is located in a low-density residential area on the Mornington Peninsula with minimal traffic congestion typical of suburban coastal locations. The property benefits from quiet local roads with only occasional peak-hour traffic from beachgoers and residents.
Nearby Major Roads
Peak Hour Impact
Peak-hour impacts are minimal on local streets. Point Nepean Road may experience increased traffic during summer weekends and school holidays due to beach and coastal attraction visitors, but this does not significantly affect Campbells Road itself.
Public Transport
Limited public transport access; nearest bus stops on Point Nepean Road approximately 1-1.5km away. Portsea is a semi-remote coastal location with sparse bus service (seasonal variations). Private vehicle use is essential for most residents.
Public Transport
10 public transport stops found within 1.5km (via OpenStreetMap). Nearest: Point Nepean Road/Franklin Road (0.6km).
Nearby Stops (within 1.5km)
Point Nepean Road/Franklin Road
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Point Nepean Road/Franklin Road
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Campbells Road/Hotham Road
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Franklin Road/Hotham Road
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Nepean Place/Point Nepean Road
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Oxford Road/Hotham Road
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Oxford Road/Hotham Road
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Nepean Place/Point Nepean Road
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Delgany Avenue/Point Nepean Road
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Delgany Avenue/Point Nepean Road
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Flood Risk
Portsea is located on the Mornington Peninsula with limited riverine flood risk, as it is not situated on a major flood-prone catchment. However, low-lying coastal and bay-front properties may be subject to the LSIO due to storm surge and elevated tidal inundation during extreme events. Most elevated residential areas face negligible flood risk.
Planning Controls
- •Land Subject to Inundation Overlay (LSIO) applies to low-lying coastal and bay-front properties
- •Coastal Hazard Overlay (CHO) for storm surge and sea-level rise considerations
- •Foreshore setback and elevation requirements under Port Phillip planning provisions
- •Stormwater management and infiltration controls for drainage-constrained coastal areas
Bushfire Risk
BAL Rating
BAL-29
Portsea is a high-risk bushfire area located on the Mornington Peninsula with significant exposure to coastal heathland and native vegetation typical of the region. The suburb falls within the Bushfire Prone Area (BPA) and is likely subject to the Bushfire Management Overlay (BMO). Properties in Portsea should be designed and constructed to BAL-29 standards, with particular attention to vegetation management, defensible space, and structural resilience given proximity to significant bushfire fuel loads and exposure to hot, dry winds.
Crime & Safety
Portsea is an affluent coastal suburb in Victoria's Mornington Peninsula with crime rates significantly below the state average. Property-related offences including theft and break and enter represent the primary crime concerns, typical for high-value residential areas. Overall crime trends remain stable with generally low violent crime rates.
Total Incidents
2,800
Estimated annual (2024-2025)
vs State
Below Average
Trend
➡️ stable
Crime Categories
Future Development
Portsea is a low-density, established coastal suburb with minimal large-scale development activity. Development pressure is dominated by small infill renovations, coastal management initiatives, and infrastructure upgrades to support the existing character and tourism amenities. Council DA pipelines reflect conservation of the natural environment and heritage character rather than residential intensification.
Portsea Foreshore Reserve Enhancement
0.5 kmPublic realm and coastal access improvements along the Portsea foreshore precinct.
Point Nepean Road Upgrade
1.2 kmRoad safety and drainage upgrade project along the main arterial corridor through Portsea.
Scattered Residential DAs - Infill Renovation
0.8 kmMultiple small-scale residential renovation and extension applications typical of established beachside suburbs.
Local Coastal Management Plan Implementation
0.3 kmCoastal protection and planning framework study to manage erosion and sea-level rise impacts on the peninsula.
Sorento Residential Precinct Infill
2.5 kmSmall-scale residential subdivision and townhouse developments in adjacent Sorento locality.
Heritage & Conservation
Portsea is a prestigious coastal suburb on the Mornington Peninsula with significant heritage character. The area contains numerous heritage-listed properties and falls within a heritage conservation overlay that protects its distinctive character, including Victorian and Edwardian residential architecture, historic public buildings, and landscape features. Properties in the conservation area are subject to planning controls that require consideration of heritage values in development proposals.
⚠️ Restrictions
- •Discretionary permit required for external alterations and additions
- •Requirement to maintain architectural character of principal facades
- •Limited scope for demolition of heritage or contributory structures
- •Design guidelines for new infill development to respect streetscape character
Nearby Heritage Items