Gum Flat zoning & planning overlays
A planning-constraint profile of Gum Flat
(Inverell, NSW) - 142.11 km², mapped from live council and
state overlay data. This suburb is moderately constrained on the overlays we could measure - no flood mapping covers this suburb, so this is not a suburb-wide verdict.
Profile updated 26 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
142.11 km² - this suburb is moderately constrained on the overlays we could measure - no flood mapping covers this suburb, so this is not a suburb-wide verdict.
Elevation hillshade with street names, clipped to Gum Flat's boundary, with the bushfire and environmental overlays drawn on top. No flood layer is drawn because we hold no flood mapping for this area.
Nearby suburbs, nearest first
Gum Flat at a glance
How Gum Flat is zoned
Buying in Gum Flat? The zoning, flood and bushfire lines on the section 10.7 certificate attached to the contract are mapped controls - see our s10.7 certificate guide.
Across its 142.11 km², Gum Flat is moderately constrained by the planning overlays we hold. We hold no flood mapping covering this suburb, so no flood figure is shown - that is a gap in our data, not an all-clear. Of what is mapped, 35% is flagged bushfire-prone. There are 2 heritage-listed sites on record, and the dominant land-use zone is Primary Production. The median lot measures about 214,087 m² across 349 parcels.
Who lives in Gum Flat
Census 2021 figures published by the ABS for the Gum Flat 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 1011, and decile 6 within New South Wales. The national average is 1000.
Age profile
Share of Gum Flat's 209 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Inverell Surrounds - West, the wider ABS statistical area containing Gum Flat. There is no annual population series published at suburb level, so this describes the surrounding area rather than Gum Flat itself.
6,251 in 2001 to 5,791 in 2025, down 7%.
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.
Gum Flat data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Not mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Bushfire-prone mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Zoning | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Heritage and environment | Mapped where published | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Aircraft noise contours (ANEF) | Not held | NSW Government spatial services, NSW ePlanning and published council flood studies, Defence |
| Observed flight paths | Watched, not yet sampled here | 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 Gum Flat 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.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Gum Flat lot.
See what's in the $9 report →Gum Flat planning - frequently asked
Is Gum Flat flood-prone?
We don't yet hold flood mapping covering Gum Flat, so this page can't say how much of the suburb is flood-affected - that is a gap in our data, not an indication that the suburb is free of flood risk. Inverell is the authority to check for flood mapping in this area.
Is Gum Flat bushfire-prone?
Around 35% of Gum Flat is mapped as bushfire-prone, compared with a Inverell average of 55%.
What is the zoning in Gum Flat?
The dominant planning zone in Gum Flat is Primary Production, though the suburb also includes Village.
Does Gum Flat have heritage-listed places?
Gum Flat has 2 heritage-listed places on record.
What is the typical lot size in Gum Flat?
Across 349 surveyed parcels in Gum Flat, the median lot size is about 214,087 m². There are also 1 registered easements mapped in the suburb.
What is the population of Gum Flat?
At the 2021 Census Gum Flat had 209 usual residents, with a median age of 45 and an average household size of 2.5 people. The wider Inverell Surrounds - West statistical area, which contains Gum Flat, went from 6,251 people in 2001 to 5,791 in 2025, down 7%.
Is Gum Flat an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Gum Flat scores 1011 and sits in decile 7 of 10 nationally and decile 6 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Gum Flat?
Median household income in Gum Flat was $1,350 a week at the 2021 Census, against $1,312 for the typical suburb in Inverell. Median rent was $300 a week and the median mortgage repayment $1,300 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Little Plain | 7.1 km | Not mapped | 40% |
| Copeton | 9.4 km | Not mapped | 68% |
| Auburn Vale | 10.6 km | Not mapped | 34% |
| Rob Roy | 11.4 km | Not mapped | 56% |
| Mount Russell | 14.7 km | Not mapped | 56% |
| Myall Creek | 16.9 km | Not mapped | 60% |
| Inverell | 17.7 km | Not mapped | 38% |
| Howell | 19.6 km | Not mapped | 84% |
| Oakwood | 20.9 km | Not mapped | 50% |
| Gilgai | 21.0 km | Not mapped | 86% |