Tumbulgum flood map & planning overlays
A planning-constraint profile of Tumbulgum (Tweed, NSW) - 8.62 km², mapped from live council and state overlay data. This suburb is highly constrained.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
Constraint readout
8.62 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Tumbulgum's boundary, with the flood, bushfire and environmental overlays drawn on top. It shows where constraints fall; the interactive map shows them on your exact address.
Tumbulgum at a glance
How Tumbulgum is zoned
Buying in Tumbulgum? 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 8.62 km², Tumbulgum is highly constrained by planning overlays. About 100% of the suburb sits within a mapped flood overlay, and 92% is flagged bushfire-prone. There are 5 heritage-listed sites on record, and the dominant land-use zone is Primary Production. The median lot measures about 608 m² across 327 parcels. These figures are suburb-wide - the overlays that actually apply to a given lot can differ block to block, which is what a property-level check tells you.
Who lives in Tumbulgum
Census 2021 figures published by the ABS for the Tumbulgum 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 993, and decile 5 within New South Wales. The national average is 1000.
Age profile
Share of Tumbulgum's 454 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Murwillumbah Surrounds, the wider ABS statistical area containing Tumbulgum. There is no annual population series published at suburb level, so this describes the surrounding area rather than Tumbulgum itself.
8,963 in 2001 to 10,835 in 2025, up 21%.
Source: Australian Bureau of Statistics. Census of Population and Housing 2021 (General Community Profile) and SEIFA 2021, both published at the Suburbs and Localities level; Regional Population (estimated resident population) at Statistical Area Level 2. Used under CC BY 4.0. Census counts of small populations are randomly adjusted by the ABS to protect confidentiality, so figures for small suburbs are indicative.
Tumbulgum data sources and coverage
Every figure below is an aggregate for the suburb boundary. “Not mapped” means LayeredGeo does not hold a source layer covering this suburb; it is never an all-clear for a particular property.
| 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 |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 5 August 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 Tumbulgum 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.
See what's in the $9 report →Tumbulgum planning - frequently asked
Where can I see a flood map of Tumbulgum?
The schematic on this page is a Tumbulgum flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 100% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Tumbulgum address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Tumbulgum flood-prone?
About 100% of Tumbulgum falls within a mapped flood overlay, against the council-wide suburb average of 25%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Tumbulgum bushfire-prone?
Yes - around 92% of Tumbulgum is mapped as bushfire-prone, compared with a Tweed average of 91%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Tumbulgum?
The dominant planning zone in Tumbulgum is Primary Production, though the suburb also includes Recreational Waterways and Village. Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Tumbulgum have heritage-listed places?
Tumbulgum has 5 heritage-listed places on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.
What is the typical lot size in Tumbulgum?
Across 327 surveyed parcels in Tumbulgum, the median lot size is about 608 m².
Does Tumbulgum have a train station?
There is no train station inside Tumbulgum itself. The suburb is served by 7 bus stops.
What is the population of Tumbulgum?
At the 2021 Census Tumbulgum had 454 usual residents, with a median age of 41 and an average household size of 2.6 people. The wider Murwillumbah Surrounds statistical area, which contains Tumbulgum, went from 8,963 people in 2001 to 10,835 in 2025, up 21%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Tumbulgum alone.
Is Tumbulgum an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Tumbulgum scores 993 and sits in decile 6 of 10 nationally and decile 5 within New South Wales - decile 1 being the most disadvantaged tenth of Australian suburbs and decile 10 the least. The national average score is 1000. SEIFA summarises income, education, occupation and housing across the whole suburb, so it describes the area, not any particular household in it.
What is the median household income in Tumbulgum?
Median household income in Tumbulgum was $1,985 a week at the 2021 Census, against $1,394 for the typical suburb in Tweed. Median rent was $350 a week and the median mortgage repayment $1,975 a month. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a Tumbulgum property?
A Tumbulgum planning report pulls every overlay - zoning, flood, bushfire, heritage and environmental - that touches a single lot, on live council and state data. The interactive map preview is free; a full PDF report is $9.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Eviron | 2.6 km | 70% | 100% |
| Stotts Creek | 3.0 km | 84% | 96% |
| Farrants Hill | 4.0 km | <1% | 98% |
| Bungalora | 4.0 km | 22% | 100% |
| North Tumbulgum | 4.1 km | 51% | 92% |
| Nunderi | 4.8 km | 42% | 93% |
| Duroby | 5.0 km | 11% | 100% |
| Duranbah | 5.0 km | 2% | 91% |
| Condong | 5.3 km | 100% | 87% |
| Terranora | 5.5 km | 30% | 70% |