Every year I sit across the table from people who've been circling the same decision for half a decade. They've raised kids in a home that's now too big. They're mowing lawns they don't need. They're carrying a mortgage they could eliminate. And they've been watching Bass Coast property for longer than they'd like to admit. The question isn't whether to move. The question is why they've waited this long.

The Wave That's Been Building for Twenty Years

Australia's baby boomers - born between 1946 and 1964 - hold more than half of the country's $11 trillion housing market. They are, by any measure, the wealthiest generation this country has produced. And right now, the oldest members of that generation are approaching their late 70s.

Research by AHURI suggests around 39 per cent of Australians over 75 have already downsized. Which means more than 60 per cent haven't. What comes next is a slow, inevitable transfer of large family homes into the market - and a parallel surge of down-sizers looking for exactly what's in short supply: single-storey, low-maintenance properties in places they actually want to live.

The Bass Coast is one of those places.



Between 2024 and 2029, Australians in the 60-to -78 age bracket will be the country's biggest age-related growth segment. They're the cohort with time, money and energy - the combination every other generation is missing at least one of. And a significant number of them have been watching the Bass Coast coastline, the estuary, the trail network and the community fabric for years.

Why Single-Storey Matters More Than You Think

There's a reason single-storey homes command attention from this buyer cohort that has nothing to do with aesthetics. Single-level living removes stairs from the equation - not just for now, but for the decade ahead.

It simplifies maintenance. It reduces cleaning time. It keeps everything accessible as mobility changes over time.

Nationally, the problem is acute. The NIMBY resistance to medium-density development in the suburbs where baby boomers have lived for decades has left almost no locally appropriate stock to downsize into. Downsizers are caught between staying in an oversized house or leaving their community entirely.

On the Bass Coast, that tension shows up differently. The appeal here isn't proximity to a CBD or a long-held local suburb. It's a deliberate lifestyle choice: a coast-side community, meaningful connection to the natural environment, a slower tempo, and a property that actually fits your life rather than the life you used to have.



The people I'm working with aren't arriving because they have to. They're arriving because they've decided to.

What The Maths Actually Looks Like

This is where the conversation usually gets interesting.

Most of the vendors I speak to in this category are selling a metropolitan home - often in Melbourne's outer suburbs or regional Victoria - that has appreciated significantly since they purchased it. The family home might be worth $950,000 to $1.8 million. A well-presented single-storey property on the Bass Coast is typically in the $700,000 to $900,000 range, depending on size, position and finish.

After stamp duty, removalists and transaction costs on both ends, the common outcome is: no mortgage whatsoever, a material amount of cash in hand, and a home they've chosen rather than inherited from their own earlier life decisions.

The debt elimination piece is straightforward. The super piece is worth understanding separately.

Five Properties Worth Looking At Right Now

We’ve proudly showcased four exceptional properties below, located in the charming coastal areas of Inverloch, Cape Paterson, and Wonthaggi. Each of these properties is perfectly suited for downsizers, offering not only comfortable living spaces but also their unique charm and character. They all boast excellent locations, providing easy access to local shops, recreational facilities, and stunning natural attractions. Additionally, these homes come with a range of amenities designed to enhance your lifestyle, making them an irresistible option for those looking to downsize without compromising on quality or convenience.

1/3 Victoria Street - Inverloch

Set on a generous 595 square metre allotment with full landscaping front and rear, this architecturally considered two-bedroom, two-bathroom residence has been designed for people who live well and entertain effortlessly. Two substantial decks - one to the front, one to the rear - create an indoor-outdoor flow that feels more coastal retreat than permanent home, yet offers every comfort of the latter. Inside, the open-plan living and dining area is light-filled and considered.

3 Marion Court - Inverloch

Offered to the market for the very first time, this cherished family beach house represents something increasingly rare in Inverloch: genuine value on a generous block, in a location that continues to be discovered by buyers priced out of everywhere else. If you've been watching this market and wondering when your moment arrives, this is it.

66 Anglers Rd - Cape Paterson

Settle into the relaxed rhythm of Cape Paterson with this beautifully updated home, perfectly positioned for permanent coastal living. Just minutes from the renowned George Bass Coastal Walk and Cape Paterson's pristine beaches, you're also a short drive to Wonthaggi's shopping, schools, and services, and only fifteen minutes to the cafes and charm of Inverloch.

12 Cuttlers Circuit - Wonthaggi

Nestled in the charming Baxter's Ridge Estate in Wonthaggi South, this exquisite custom-built 222 sqm home offers a tranquil atmosphere with the soothing sound of the ocean waves in the background. Designed with precision, the residence effortlessly harnesses the warmth of the northern sun through its energy-efficient double-glazed windows, providing unparalleled comfort throughout the year.

10 Stargazer Rise - Cape Paterson

Designed by the award-winning Sunbeat Studio and brought to life by Bay Built Homes, this 7.8-star home represents a new paradigm in coastal living. Every material, every angle, every design decision has been choreographed to work in harmony with Cape Paterson's natural rhythms. The result? A home that effortlessly maintains 18-25 degrees year-round with minimal mechanical intervention – simply through intelligent orientation, thermally broken double glazing, strategic thermal mass, and breathtaking attention to passive design principles.

What I notice with each of these properties is that they attract the same type of inquiry: people who've done their research, who are ready to move, and who are specifically not interested in compromise. They want a home that works - not one they'll need to manage. Single-storey, well-connected, right-sized, in towns that have real community character.

That's what they're looking for. And that's exactly the buyer profile I understand best.

The Super Top-Up Most People Don't Know They Have Access To

Since January 2023, Australians aged 55 or older can make a downsizer contribution of up to $300,000 each - $600,000 for a couple - directly into superannuation from the proceeds of selling their home.

This is not an ordinary contribution. It sits outside the standard concessional and non-concessional caps. You can make it even if your total super balance exceeds $2 million. There is no work test requirement. The only conditions that matter are: you or your spouse must have owned the property for at least 10 years, it must be your principal residence eligible for the CGT main residence exemption, and the contribution must be made within 90 days of settlement.

Two important caveats. First, it's a once-only scheme - you cannot have previously made a downsizer contribution from the sale of another home, or from a part sale of your current home. Second, combined contributions by a couple cannot exceed the actual proceeds from the sale. If a couple sells for $400,000, their combined contributions are capped at $400,000, not $300,000 each.

The $300,000-per-person limit only applies in full where the sale proceeds allow for it.The practical effect for most Bass Coast downsizers: a couple who sell a $1.2 million metropolitan home, buy a $750,000 property on the Bass Coast, and contribute $300,000 each into super have effectively restructured their entire financial position. They've eliminated debt. They've supercharged their retirement savings in a tax-preferred environment. And they've moved to a place they've been wanting to live for years.

It's also worth knowing that while the contribution itself is allowed regardless of how much super you already hold, it will be added to your total superannuation balance at year end - which can affect your eligibility under some other super rules. A financial adviser will always want to model the Centrelink interaction with your assets test too, since selling your home and adding to super can affect age pension entitlements in ways that vary by individual. This is not a reason to avoid the strategy - it's a reason to model it properly before you act.

What I'd Tell Anyone Who's Been Sitting on This Decision

Don't mistake circling for planning. I've spoken to people who've been "thinking about" the Bass Coast for four or five years. In that time, entry-level properties have appreciated, the pool of appropriate stock has narrowed, and the super contribution window has a finite age at which it closes - you must be 55 or older, but you must also still have eligible proceeds from a qualifying home. The longer the decision is deferred, the more constrained the outcome becomes.

If the conversation has started in your household - if one of you has said it and the other hasn't disagreed - that's usually the signal. The maths are there. The properties are here. The lifestyle is real.

I'm happy to talk through what a move to Bass Coast looks like for your specific situation before you've committed to anything. No pressure, no pitch. Just an honest conversation from someone who knows this market and lives in it.

Leo Edwards is the principal and licensed agent at Inverloch 3996 @realty, a boutique digital-first agency serving the Bass Coast. Twice named RateMyAgent Agent of the Year for Bass Coast, Leo has been selling property in Inverloch and surrounds for the last decade. Reach him at inverlochatrealty.com.au or on 0472 523 445.