Tumorrama flood map & planning overlays
A planning-constraint profile of Tumorrama
(Snowy Valleys, NSW) - 195.22 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
195.22 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Tumorrama'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 Tumorrama
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
typical observed square 1 a day
Night movements: observed, lowest 5,500 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.
Tumorrama at a glance
How Tumorrama is zoned
Buying in Tumorrama? 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 195.22 km², Tumorrama is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay, and 100% is flagged bushfire-prone. The dominant land-use zone is Forestry. The median lot measures about 390,299 m² across 237 parcels.
Who lives in Tumorrama
Census 2021 figures published by the ABS for the Tumorrama 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 962, and decile 4 within New South Wales. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Tumut Surrounds, the wider ABS statistical area containing Tumorrama. There is no annual population series published at suburb level, so this describes the surrounding area rather than Tumorrama itself.
4,977 in 2001 to 4,797 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.
Tumorrama 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 Tumorrama 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.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Tumorrama lot.
See what's in the $9 report →Tumorrama planning - frequently asked
Is Tumorrama flood-prone?
Flood mapping covers Tumorrama and none of the suburb falls within a mapped flood overlay (the council-wide suburb average is 3%).
Is Tumorrama bushfire-prone?
Around 100% of Tumorrama is mapped as bushfire-prone, compared with a Snowy Valleys average of 99%.
Is Tumorrama under a flight path?
Aircraft were observed over about 14% of Tumorrama in the period sampled, but only above 3,000 ft - the lowest measured was 4,000 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 Tumorrama?
The dominant planning zone in Tumorrama is Forestry, though the suburb also includes Primary Production.
Does Tumorrama have heritage-listed places?
No heritage-listed places are on record within Tumorrama.
What is the typical lot size in Tumorrama?
Across 237 surveyed parcels in Tumorrama, the median lot size is about 390,299 m². There are also 3 registered easements mapped in the suburb.
Is Tumorrama an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Tumorrama scores 962 and sits in decile 4 of 10 nationally and decile 4 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 |
|---|---|---|---|
| Couragago | 9.4 km | Not mapped | 100% |
| Red Hill | 11.0 km | Not mapped | 100% |
| Argalong | 12.1 km | Not mapped | 100% |
| Wyangle | 13.5 km | Not mapped | 100% |
| Bombowlee Creek | 16.8 km | Not mapped | 100% |
| Brungle Creek | 18.2 km | Not mapped | 100% |
| Adjungbilly Cootamundra-Gundagai Regional |
18.6 km | 0% | 100% |
| Wee Jasper Yass Valley |
18.8 km | 0% | 99% |
| Lacmalac | 20.4 km | Not mapped | 100% |
| Mundongo | 20.9 km | Not mapped | 100% |