Is Your Mornington Peninsula Home in a Landslip Zone? What Downsizers Need to Know

If you own a home on the Mornington Peninsula – especially near the cliffs or steeper land – you’ve probably heard about the McCrae landslide and the new Erosion Management Overlay – Schedule 7 (EMO7).

On 14 January 2025, a major landslide at McCrae destroyed a home, damaged nearby properties and displaced residents, leading to a formal Board of Inquiry and a lot of understandable anxiety for locals. mccraeinquiry.vic.gov.au

Since then, Mornington Peninsula Shire has moved to introduce EMO7 across land that’s considered highly susceptible to landslides but not already covered by existing controls. Mornington Peninsula Shire 

If you’re a downsizer thinking about selling your Mornington, Mount Martha, Dromana, McCrae, Safety Beach, Sorrento or Portsea home, you might be wondering:

• Is my property in a landslip zone?
• Will EMO7 hurt my property value?
• Will it make selling harder?

Let’s break it down in plain English.

What Is EMO7 – and Why Has It Been Introduced?

The Erosion Management Overlay (EMO) is a planning control used to manage development on land that’s at risk of erosion or landslide. It doesn’t mean your house is about to fall down a cliff – it means Council wants any new building or significant works to be designed with slope stability in mind.

EMO7 is a new schedule to the overlay. It’s being introduced as an interim control over all land on the Peninsula identified as highly susceptible to landslides, but not already under an EMO. Mornington Peninsula Shire+1

Key points:

• It was a key recommendation of the McCrae landslide Board of Inquiry. Mornington Peninsula Shire+1
• The Minister for Planning has asked Council to urgently add EMO7 to the planning scheme. Mornington Peninsula Shire
• It’s intended to be interim while a Peninsula-wide review of landslide mapping is completed over the next 2–4 years. Mornington Peninsula Shire

In short: EMO7 is about making sure any future development in landslip-prone areas is properly assessed and engineered.

How Many Properties Are Affected – and Where?

Council reports and local news suggest that around 27,000 residential properties on the Mornington Peninsula may be affected by the interim erosion management overlay, with some geotechnical updates suggesting the total number of impacted properties (including non-residential land) could be closer to 33,000. sgeotech.com.au+1

These are typically properties in steeper or cliff-side areas, including parts of:

• Mount Eliza
• Mount Martha
• Safety Beach, Dromana and McCrae
• Rye, Blairgowrie, Sorrento and Portsea
• Other pockets along escarpments and slopes

To see if your home is affected, you can check the landslide susceptibility and EMO7 information on the Mornington Peninsula Shire website, which explains how to view maps and planning controls. Mornington Peninsula Shire

What Does EMO7 Mean If You’re Planning to Sell?

Here’s the good news: EMO7 doesn’t stop you selling your home.

What it mainly affects is future development and certain types of works – for you, for a buyer, or for anyone who owns land in the overlay.

In practical terms, EMO7 may mean:

• A planning permit is required for certain building or works (extensions, major earthworks, retaining walls, sometimes even larger decks or cut-and-fill). Mornington Peninsula Shire+1
• Permit applications in EMO7 areas normally need a geotechnical report from a qualified engineer to show the land and proposed building works are stable. Mornington Peninsula Shire+1
• Buyers (and their solicitors) will look closely at:
• Whether the property is in EMO7
• Whether past building works had proper permits and engineering
• Any history of cracking, movement or landslip

For a downsizer, the main impact is how your property is presented and documented when it hits the market.

Common Questions I’m Hearing from Downsizers

“Will EMO7 crash my property value?”

Not automatically.

Property values are driven by many factors – location, views, presentation, land size, supply and demand. The Mornington Peninsula remains a highly sought-after coastal lifestyle region, with strong appeal for families, retirees and “tree/sea changers”. Mornington Peninsula Shire+1

An overlay can be a speed bump, not a roadblock – buyers just want clarity and confidence.

“Will I need to do expensive engineering before I can sell?”

You don’t have to rush out and build retaining walls or re-engineer your whole site.

However, if you’re planning new works before selling (like big extensions, pools or major cut-and-fill), you may need a permit and a geotechnical report under EMO7.

Sometimes it’s smarter to sell “as is”, with clear planning information and reports available, rather than spending big on projects you won’t enjoy yourself.

“Do I have to tell buyers if my property is in EMO7?”

Yes – and in reality, you couldn’t hide it even if you tried.

Overlays appear on planning certificates used in the section 32/vendor statement, and buyers’ solicitors will check those anyway. It’s always better to be open and upfront and frame the overlay correctly, instead of letting buyers discover it on their own and panic.

“What if I’ve already done works?”

If you’ve done extensions, decks, retaining walls or major landscaping:

• Gather any building permits, approvals and plans.
• If something was done without a permit, talk to your conveyancer, planner or Council about options for regularising or documenting it.

A Simple Checklist for Mornington Peninsula Downsizers in EMO7 Areas

If you’re thinking of downsizing from a landslip-prone area, here’s a straightforward path:

1. Check If You’re in EMO7

• Use the Mornington Peninsula Shire website to check landslide susceptibility and EMO7 information for your property. Mornington Peninsula Shire+1
• If you’re not confident reading maps or planning overlays, ask your agent or conveyancer to help interpret it.

2. Gather Your Paperwork

Pull together:

• Building permits and final inspections
• Any engineer’s reports or soil tests
• Old plans, drainage diagrams, photos of works

The more organised you are, the easier it is to give buyers confidence.

3. Get Early Advice Before You Spend

If you were planning to:

• Extend before selling
• Rebuild retaining walls
• Cut into banks or level the yard

…then speak to a town planner, building designer or geotechnical engineer first. The rules in EMO7 areas may change what’s possible or how it’s done.

4. Decide Whether to Sell “As Is”

For many downsizers, especially those feeling overwhelmed, the best option is often to:

• Tidy, declutter and present the home well
• Provide planning certificates and any reports
• Let buyers factor in their own future works and engineering

A good agent can help you weigh up the cost of improvements versus the likely return in this new EMO7 environment.

5. Plan Your Downsizing Timeline

Remember:

• EMO7 is interim while longer-term mapping is updated (expected 2–4 years). Mornington Peninsula Shire
• Your health, energy levels and lifestyle needs matter as much as any overlay.

Don’t put off moving to a safer, easier-to-manage home if your current property is already too much for you.

And if you’d like personalised advice on buying or selling on the Mornington Peninsula, get in touch with one of our friendly team members at McNeill Real Estate. We’re here to help you buy smarter and move with confidence.

Disclaimer: The contents of this blog do not constitute legal advice, are not intended to be a substitute for legal advice and should not be relied upon as such. You should seek legal advice or other professional advice in relation to any particular matters you or your organisation may have.