Neighbourhood Residential Zone dominant. Median sale $1.82M over the last 24 months. 2,815 lots resolved to zone, overlays and development potential.
Zoning
Barwon Heads is dominated by NRZ — Neighbourhood Residential Zone. Land use, building height, overlays, and permitted development are set per zone in the planning scheme under the Victorian Planning Provisions, with ResCode governing residential design.
Limit varies by lot — check your address for the exact figure.
Modelled dwelling capacity if every lot built to its zone controls.
Location
Barwon Heads 3227 covers 6.8 km² within Greater Geelong.
Drill into any lot in Barwon Heads
Open the interactive map — click any address to see its zone, height, FSR, overlays, and approval likelihood.
Development potential
We score every lot for development signal — under-built relative to the controls, eligible for a small second dwelling, or sized for subdivision.
under the VPP small second dwelling provisions (Clause 52.18 / 54)
lots that may support subdivision
show at least one development signal
average uplift signal across the suburb
Own a property in Barwon Heads?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
35% of lots are in mapped flood zones — material for any development; also: 7% of lots carry a Heritage Overlay.
Suburb-wide percentages — your specific lot may have all, some, or none of these.
LSIO / Floodway overlay
BMO — BAL assessment triggered
HO — controls on demolition & works
Near a recorded contaminated site
Market
Rent and market context from state rental bond and demographic data.
Demographics & lifestyle
ABS Census 2021 population data combined with lot-level amenity, healthcare, lifestyle, and crime indices.
Walkable amenity within 1 km
GP / hospital / pharmacy proximity
Cafés, parks, schools, transport
FAQs
Barwon Heads is dominated by the NRZ (Neighbourhood Residential Zone) zone, which covers 1,967 of 2,815 lots (70%). The full mix is: NRZ Neighbourhood Residential Zone (70%), GRZ General Residential Zone (19%), MUZ Mixed Use Zone (4%), C1Z Commercial 1 Zone (3%), LDRZ Low Density Residential Zone (1%), FZ Farming Zone (1%), PPRZ Public Park and Recreation Zone (1%), PCRZ Public Conservation and Resource Zone (0%), SUZ Special Use Zone (0%), TRZ Transport Zone (0%), PUZ Public Use Zone (0%), RCZ Rural Conservation Zone (0%).
Across Barwon Heads, the average maximum building height is 10.0 m. Height is set per zone in the planning scheme (Victorian Planning Provisions) and can be varied by overlays and schedules. For the exact control on a specific address, generate a planning report.
Yes — 2,330 lots in Barwon Heads appear eligible for a small second dwelling under the VPP small second dwelling provisions (Clause 52.18 / 54), based on lot size, zoning, and frontage. Eligibility is lot-specific: get a planning report on your address to confirm.
The median sale price in Barwon Heads over the past 24 months is $1,823,000, across 0 sales.
Median weekly rent for a house in Barwon Heads is $500.
Across Barwon Heads, 34.8% flood-affected, 7% with heritage controls, 1.7% bushfire-prone. These are suburb-wide percentages — every lot has its own combination. A planning report on a specific address shows exactly which controls apply.
2,391 of 2,815 lots in Barwon Heads show identifiable development potential — under-developed for the planning controls, eligible for a small second dwelling, or capable of subdivision. Average rezoning signal score: 58.0 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Greater Geelong and nearby postcodes.
Suburb-wide stats are useful for context. For a buy-or-walk decision on a specific lot, you need every control, every constraint, and every clause cited to source.
Run a report — from A$2914-section report · planning scheme + overlays cross-referenced · cited to source
Verify with official sources
Don't take our word for it. Every figure on this page is computed from authoritative Victoria Government data — and you can verify any of it directly with the source.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Zoning, height, overlays and development potential computed from the Greater Geelongplanning scheme (Victorian Planning Provisions) and lot-level cadastre (2,815 lots). Hazard overlays, demographics and rent drawn from Victorian Planning Provisions & planning schemes, Victorian Building Authority / building permit activity, Victoria in Future, and ABS Census 2021. Aggregated by ZoneDSS · last updated 2026-06-08.
Suburb-wide statistics — your specific lot may vary. Always run a planning report on the actual address before making a decision. How ZoneDSS works →