Quiet corner of Bellerine could become Geelong's next mixed-use hub under major rezoning proposal

A sweeping rezoning proposal for land stretching between Bellerine Street and the rail corridor could fundamentally alter one of Geelong's quieter inner suburbs, opening the door to medium-rise apartments, retail precincts and office space on what is currently zoned industrial and commercial.

The proposed Amendment would affect roughly 12 hectares of underutilised land near the Bellerine train station precinct, an area that has remained largely unchanged for decades despite Geelong's broader renewal momentum. Local stakeholders confirm that planning officers have been consulting on draft changes that would permit residential development up to six storeys in key zones, a significant shift for a suburb where Victorian weatherboards and single-storey brick veneer homes remain the norm.

For property investors and developers, the timing appears strategic. Median house prices in Bellerine currently hover around $610,000—notably below Geelong's broader median of $680,000—while inner-ring suburbs benefiting from CBD renewal, such as Newtown and South Geelong, have seen sharper appreciation. A rezoning here could compress that gap and unlock value across a material land bank.

"This is the conversation Geelong needs to have," says one local real estate agent, who noted that industrial land yields have softened as manufacturing shifts away from traditional inner-suburb sites. "If you've got underperforming industrial zoning adjacent to a train station, the economics increasingly favour mixed-use renewal."

However, the proposal has already drawn pushback from existing residents and small business operators. The Bellerine Traders Association reportedly raised concerns about parking, traffic congestion on Bellerine Street, and whether the neighbourhood's character—traditionally blue-collar, tight-knit—would survive the influx of transient renters. Some residents worry about construction disruption extending beyond current building cycles.

The proposed changes must still clear several hurdles, including formal council consideration, community consultation windows and potential State Government review. If approved, staging would likely unfold over five to eight years, with early approvals expected for sites closest to the train station.

Comparisons have already been drawn to the Armstrong Creek master-planned community expanding across the southern growth corridor, though Bellerine's charm lies in its proximity to existing jobs, schools and amenities—a "missing middle" opportunity that planners say Geelong has underexploited.

The rezoning debate will resume at council next month. Expect intensity.

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