Theodore flood map & planning overlays
A planning-constraint profile of Theodore
(Tuggeranong, ACT) - 3.14 km², mapped from live district and
state overlay data. This suburb is highly constrained.
Profile updated 26 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
3.14 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Theodore's boundary, with the flood, bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Theodore
Two different things, kept apart on purpose. The ANEF contour is the planning instrument - a forecast published per airport that planning schemes use to control noise-sensitive development. Observed overflight is what a sampled aircraft-tracking feed actually recorded over the suburb - where aircraft flew, how low and how often.
Observed overflight - sampled 4 Sep to 26 Sep 2026
Night movements: not established - night is sampled as often as day, but too few night flights have been seen here to conclude either way.
Traffic is sampled rather than watched continuously, so every figure is a floor: aircraft not captured between samples are not represented. Rates are per 500 m square - the busiest square in the suburb, not a count of flights over the suburb - and a square is only rated where enough traffic was seen to measure it. Altitudes are above mean sea level. Flight paths change with runway use, weather, season and airspace design. This is a record of observed traffic; it is not a noise contour and not a planning control.
Theodore at a glance
How Theodore is zoned
Buying in Theodore? The Territory Plan zone on this page sits alongside the Crown lease, which sets what a block may actually be used for.
Across its 3.14 km², Theodore is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay, and 59% is flagged bushfire-prone. There are 22 heritage-listed sites on record, and the dominant land-use zone is Suburban. The median lot measures about 872 m² across 1,212 parcels.
Who lives in Theodore
Census 2021 figures published by the ABS for the Theodore suburb boundary itself, not a wider region.
Socio-economic standing
ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.
Score 1048, and decile 2 within the Australian Capital Territory. The national average is 1000.
Age profile
Share of Theodore's 3,798 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Theodore, the wider ABS statistical area containing Theodore. There is no annual population series published at suburb level, so this describes the surrounding area rather than Theodore itself.
4,379 in 2001 to 3,726 in 2025, down 15%.
Source: ABS Census 2021 and SEIFA 2021 (Suburbs and Localities), Regional Population (SA2), CC BY 4.0. Small counts are randomly adjusted by the ABS.
Theodore data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Mapped | the ACT Territory Plan and ACT Government spatial data |
| Bushfire-prone mapping | Mapped | the ACT Territory Plan and ACT Government spatial data |
| Zoning | Mapped | the ACT Territory Plan and ACT Government spatial data |
| Heritage and environment | Mapped where published | the ACT Territory Plan and ACT Government spatial data |
| Aircraft noise contours (ANEF) | Not held | the ACT Territory Plan and ACT Government spatial data, Defence |
| Observed flight paths | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 26 September 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
Check a specific Theodore address
See exactly which overlays touch a single property - the interactive map is free. Need it on paper? A full planning PDF is just $9.
The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Published flood models are held over parts of Theodore. The free check tells you whether one reaches an address; where it does, a Flood Model Report is +$9 with the planning report.
See what's in the $9 report →Theodore planning - frequently asked
Is Theodore flood-prone?
Flood mapping covers Theodore and less than 1% of the suburb falls within a mapped flood overlay (the district-wide suburb average is 3%). Published flood models are held over parts of Theodore; the free check on the Flood Model Report page says whether one reaches a given address.
Is Theodore bushfire-prone?
Around 59% of Theodore is mapped as bushfire-prone, compared with a Tuggeranong average of 35%.
Is Theodore under a flight path?
Aircraft were observed over about 27% of Theodore in the period sampled, but only above 3,000 ft - the lowest measured was 3,000 ft. Traffic is sampled rather than watched continuously and flight paths change with runway use, weather and season; the ANEF contour is the planning instrument.
What is the zoning in Theodore?
The dominant planning zone in Theodore is Suburban, though the suburb also includes Hills, Ridges and Buffer Areas and Suburban Core.
Does Theodore have heritage-listed places?
Theodore has 22 heritage-listed places on record.
What is the typical lot size in Theodore?
Across 1,212 surveyed parcels in Theodore, the median lot size is about 872 m². There are also 1,928 registered easements mapped in the suburb.
Does Theodore have a train station?
There is no train station inside Theodore itself. The suburb is served by 17 bus stops.
What is the population of Theodore?
At the 2021 Census Theodore had 3,798 usual residents, with a median age of 36 and an average household size of 2.8 people. The wider Theodore statistical area, which contains Theodore, went from 4,379 people in 2001 to 3,726 in 2025, down 15%.
Is Theodore an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Theodore scores 1048 and sits in decile 9 of 10 nationally and decile 2 within the Australian Capital Territory (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Theodore?
Median household income in Theodore was $2,588 a week at the 2021 Census, against $2,357 for the typical suburb in Tuggeranong. Median rent was $430 a week and the median mortgage repayment $2,002 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Calwell | 1.4 km | 1% | 27% |
| Conder | 1.9 km | 0% | 56% |
| Richardson | 2.8 km | 3% | 29% |
| Banks | 3.1 km | Not mapped | 30% |
| Chisholm | 3.1 km | <1% | 17% |
| Isabella Plains | 3.2 km | 9% | 11% |
| Gordon | 3.4 km | Not mapped | 33% |
| Bonython | 3.9 km | 0% | 59% |
| Gilmore | 4.2 km | 0% | 54% |
| Gowrie | 4.3 km | 2% | 10% |