Tumbarumba flood map & planning overlays
A planning-constraint profile of Tumbarumba
(Snowy Valleys, NSW) - 231.69 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 3 October 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
231.69 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Tumbarumba's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Tumbarumba
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 2 Oct 2026
Night movements: observed, lowest 8,500 ft - night is sampled as often as day, but night traffic is light, so this is a floor and no rate can be put on it.
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.
Tumbarumba at a glance
How Tumbarumba is zoned
Buying in Tumbarumba? 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 231.69 km², Tumbarumba is highly constrained by planning overlays. About 2% of the suburb sits within a mapped flood overlay, and 99% is flagged bushfire-prone. There are 8 heritage-listed sites on record, and the dominant land-use zone is Forestry. The median lot measures about 2,710 m² across 1,884 parcels.
Who lives in Tumbarumba
Census 2021 figures published by the ABS for the Tumbarumba 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 898, and decile 1 within New South Wales. The national average is 1000.
Age profile
Share of Tumbarumba's 1,915 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Tumbarumba, the wider ABS statistical area containing Tumbarumba. There is no annual population series published at suburb level, so this describes the surrounding area rather than Tumbarumba itself.
3,734 in 2001 to 3,590 in 2025, down 4%.
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.
Tumbarumba 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 | 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 3 October 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 Tumbarumba 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.
Published flood models are held over parts of Tumbarumba. The free check tells you whether one reaches an address; where it does, a Flood Model Report is +$9 with the planning report.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Tumbarumba lot.
See what's in the $9 report →Tumbarumba planning - frequently asked
Is Tumbarumba flood-prone?
About 2% of Tumbarumba falls within a mapped flood overlay, against the council-wide suburb average of 3%. Published flood models are held over parts of Tumbarumba; the free check on the Flood Model Report page says whether one reaches a given address.
Is Tumbarumba bushfire-prone?
Around 99% of Tumbarumba is mapped as bushfire-prone, compared with a Snowy Valleys average of 99%.
Is Tumbarumba under a flight path?
No aircraft were observed over Tumbarumba in the period sampled (4 Sep 2026 to 2 Oct 2026). 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 Tumbarumba?
The dominant planning zone in Tumbarumba is Forestry, though the suburb also includes Primary Production and Environmental Management.
Does Tumbarumba have heritage-listed places?
Tumbarumba has 8 heritage-listed places on record.
What is the typical lot size in Tumbarumba?
Across 1,884 surveyed parcels in Tumbarumba, the median lot size is about 2,710 m². There are also 14 registered easements mapped in the suburb.
Does Tumbarumba have a train station?
There is no train station inside Tumbarumba itself. The suburb is served by 2 bus stops.
What is the population of Tumbarumba?
At the 2021 Census Tumbarumba had 1,915 usual residents, with a median age of 47 and an average household size of 2.3 people. The wider Tumbarumba statistical area, which contains Tumbarumba, went from 3,734 people in 2001 to 3,590 in 2025, down 4%.
Is Tumbarumba an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Tumbarumba scores 898 and sits in decile 2 of 10 nationally and decile 1 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Tumbarumba?
Median household income in Tumbarumba was $1,252 a week at the 2021 Census, against $1,583 for the typical suburb in Snowy Valleys. Median rent was $220 a week and the median mortgage repayment $1,165 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Courabyra | 7.3 km | 0% | 100% |
| Willigobung | 8.0 km | Not mapped | 100% |
| Paddys River | 9.5 km | Not mapped | 100% |
| Burra | 11.0 km | Not mapped | 100% |
| Laurel Hill | 13.6 km | Not mapped | 100% |
| Glenroy | 16.7 km | Not mapped | 100% |
| Mannus | 16.7 km | Not mapped | 100% |
| Buddong | 16.8 km | Not mapped | 98% |
| Taradale | 17.4 km | Not mapped | 100% |
| Green Hills | 19.4 km | Not mapped | 100% |