Holts Flat zoning & planning overlays
A planning-constraint profile of Holts Flat
(Snowy Monaro Regional, NSW) - 34.78 km², mapped from live council and
state overlay data. This suburb is relatively unconstrained 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
34.78 km² - this suburb is relatively unconstrained 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 Holts 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
Aircraft noise and flight paths over Holts Flat
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 to
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.
Holts Flat at a glance
How Holts Flat is zoned
Buying in Holts 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 34.78 km², Holts Flat is relatively unconstrained 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, 2% is flagged bushfire-prone. The dominant land-use zone is Primary Production. The median lot measures about 6,250 m² across 105 parcels.
Who lives in Holts Flat
Census 2021 figures published by the ABS for the Holts 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 1029, and decile 7 within New South Wales. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Bombala, the wider ABS statistical area containing Holts Flat. There is no annual population series published at suburb level, so this describes the surrounding area rather than Holts Flat itself.
2,622 in 2001 to 2,474 in 2025, down 6%.
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.
Holts 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 | 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 Holts 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 Holts Flat lot.
See what's in the $9 report →Holts Flat planning - frequently asked
Is Holts Flat flood-prone?
We don't yet hold flood mapping covering Holts 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. Snowy Monaro Regional is the authority to check for flood mapping in this area.
Is Holts Flat bushfire-prone?
Around 2% of Holts Flat is mapped as bushfire-prone, compared with a Snowy Monaro Regional average of 57%.
Is Holts Flat under a flight path?
No aircraft were observed over Holts Flat in the period sampled (recent weeks to now). Sampling is intermittent, so that is a floor rather than proof that none fly over. 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 Holts Flat?
The dominant planning zone in Holts Flat is Primary Production, though the suburb also includes Infrastructure.
Does Holts Flat have heritage-listed places?
No heritage-listed places are on record within Holts Flat.
What is the typical lot size in Holts Flat?
Across 105 surveyed parcels in Holts Flat, the median lot size is about 6,250 m². There are also 3 registered easements mapped in the suburb.
Is Holts Flat an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Holts Flat scores 1029 and sits in decile 8 of 10 nationally and decile 7 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Mount Cooper | 7.0 km | Not mapped | 5% |
| Steeple Flat | 8.8 km | Not mapped | 56% |
| Boco | 10.8 km | Not mapped | <1% |
| Jincumbilly | 11.7 km | Not mapped | 0% |
| Ando | 12.1 km | Not mapped | 35% |
| Nimmitabel | 13.7 km | Not mapped | 6% |
| Glen Allen | 14.7 km | Not mapped | 95% |
| Springfield | 15.8 km | Not mapped | 14% |
| Winifred | 17.1 km | Not mapped | 13% |
| Gunningrah | 18.0 km | Not mapped | 5% |