Portsea's $1.3 Million Boat Shed: Waterfront Luxury With Major Restrictions
A unique waterfront property in the highly sought-after Australian beach town of Portsea, Victoria, has emerged on the market for the first time in over six decades. This rare offering, however, comes with significant caveats that potential buyers must carefully consider before committing to the substantial price tag of $1.3 million.
A Prime Location With Spectacular Views
The boat shed, situated in the picturesque suburb of Portsea, boasts uninterrupted waterfront access and panoramic views of the stunning Collins Bay. Positioned at the end of Shelley Beach, this property represents a scarce opportunity in a market where such coastal assets are tightly held and rarely become available.
According to Buxton real estate agent James Redfern, this particular structure stands out from others in the area. "Compared to other boat sheds and beach boxes in the region, this one has a much larger footprint," Redfern explained to Daily Mail. "It's in a lovely spot and big enough for a boat or a jetski, which sets it apart and makes it ideal for local water sports enthusiasts."
Significant Limitations For Buyers
Despite its premium price point, which rivals that of an average Australian home, this property cannot be used as a legal residence. The 7.2 metre by 3.5 metre structure contains no bedrooms or bathrooms and is not classified as a dwelling under local regulations.
Perhaps even more crucially, purchasers do not acquire ownership of the land beneath the shed. The beachfront plot remains council property of the Mornington Peninsula Shire, meaning buyers only obtain rights to the structure itself. This arrangement comes with ongoing maintenance responsibilities and aesthetic compliance requirements that must be strictly adhered to by the shed's owner.
James Redfern acknowledged that he has fielded numerous inquiries from interested parties who were disappointed to learn they couldn't legally reside in the property. "I've had to sadly confirm it's not an abode you can live in," he admitted.
Specialised Features And Historical Significance
This boat shed distinguishes itself with several unique attributes. It features private ramp access, allowing water sports enthusiasts to launch boats, jet skis, or other vessels directly into the water. Remarkably, it is one of only two such structures on Shelley Beach with this exclusive feature.
Inside, the property offers practical amenities including storage facilities, a kitchenette, shelving, cupboards, and solar panels for power generation. "There's plenty of space to host family and friends," Redfern noted, describing it as an idyllic spot for daytime beach gatherings.
The shed has remained in the same family's possession since the 1950s, when the vendor's parents secured one of the last available plots by adding their names to a council waiting list. They constructed the original structure, which has been lovingly maintained and enjoyed for generations.
"They were lucky enough to be allotted the second to last spot available," Redfern explained. "The family has wonderful memories of their decades using the boat shed, but the time has now come for them to pass it on to a new owner. They're really sad about it because they've absolutely loved it."
A Niche Market With Strong Local Interest
Despite its limitations, the property has generated considerable interest, particularly among local residents. Boat sheds of this calibre are exceptionally scarce along the Mornington Peninsula, with approximately one thousand such structures erected across the region.
Redfern observed that these properties typically remain tightly held, with potential buyers often waiting years for an opportunity to purchase one. "It's a niche and specialised property, but we've had some really good inquiries," he reported. "All sorts of interesting people have inquired. This will appeal to somebody who has a property nearby and probably enjoys water sports and wants easy access to get out on the water."
The distinction between boat sheds and the smaller beach boxes common in the area comes down to size, with typical beach boxes measuring about half the dimensions of this substantial structure. While fundamentally designed for storing boats and beach equipment, owners frequently utilise them as shaded retreats during extended beach visits.
As one of the largest boat sheds along the coveted Shelley Beach stretch, this property represents both a substantial financial investment and a unique lifestyle opportunity for the right buyer—someone who appreciates its historical significance, prime location, and specialised water access while accepting its considerable restrictions.
