Ulmarra flood map & planning overlays

A planning-constraint profile of Ulmarra (Clarence Valley, NSW) - 60.31 km², mapped from live council and state overlay data. This suburb is highly constrained.
Profile updated 26 September 2026.

Suburb-wide figures; the free map shows which overlays touch your lot.

Planning schematicUlmarra

Constraint readout

60.31 km² - this suburb is highly constrained by planning overlays.

Flood overlay 100%

4.1× council avg (24%) · #10 of 155 mapped council suburbs

Bushfire-prone 94%

≈ council avg (94%) · #125 of 155 mapped council suburbs

Environmental0%

below council avg (19%) · #91 of 155 in council

Heritage sites 36 Mostly Primary Production Flood 10th most affected of 155 → Bushfire 125th most affected of 155 →

Elevation hillshade with street names, clipped to Ulmarra's boundary, with the flood, bushfire and environmental overlays drawn on top.

Nearby suburbs, nearest first

Aircraft noise and flight paths over Ulmarra

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

No aircraft observed

of the suburb, in the sampled period - a floor, not a census

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.

Ulmarra at a glance

Parcels 656 Median lot 7,533 m² Mapped easements 8 Bus stops 118

How Ulmarra is zoned

Primary Production 90%

Recreational Waterways 6%

Rural Landscape 3%

Low Density Residential 1%

Infrastructure 0%

Public Recreation 0%

Buying in Ulmarra? 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 60.31 km², Ulmarra is highly constrained by planning overlays. About 100% of the suburb sits within a mapped flood overlay, and 94% is flagged bushfire-prone. There are 36 heritage-listed sites on record, and the dominant land-use zone is Primary Production. The median lot measures about 7,533 m² across 656 parcels.

Who lives in Ulmarra

Census 2021 figures published by the ABS for the Ulmarra suburb boundary itself, not a wider region.

Population

749

usual residents, 2021

Median age

years

Median household income

$984

per week, Clarence Valley suburb typical $1,187

Median rent

$260

per week, Clarence Valley suburb typical $300

Median mortgage

$1,105

per month

Household size

2.4

people, average

Socio-economic standing

ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.

Advantage and disadvantage (IRSAD) Decile 1

most disadvantagedleast disadvantaged

Score 878, and decile 1 within New South Wales. The national average is 1000.

Relative disadvantage (IRSD) Decile 2

most disadvantagedleast disadvantaged

Age profile

Share of Ulmarra's 749 residents in each ABS age band.

0-4 4.3%

5-14 12.1%

15-19 5.1%

20-24 4.8%

25-34 8.0%

35-44 11.2%

45-54 10.9%

55-64 12.9%

65-74 15.3%

75-84 10.5%

85+ 4.8%

Population trend, 2001 to 2025

Estimated resident population of Grafton Surrounds, the wider ABS statistical area containing Ulmarra. There is no annual population series published at suburb level, so this describes the surrounding area rather than Ulmarra itself.

14,917 in 2001 to 18,099 in 2025, up 21%.

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.

Ulmarra 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 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 Ulmarra 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 Ulmarra lot.

See what's in the $9 report →

Ulmarra planning - frequently asked

Is Ulmarra flood-prone?

About 100% of Ulmarra falls within a mapped flood overlay, against the council-wide suburb average of 24%.

Is Ulmarra bushfire-prone?

Around 94% of Ulmarra is mapped as bushfire-prone, compared with a Clarence Valley average of 94%.

Is Ulmarra under a flight path?

No aircraft were observed over Ulmarra 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 Ulmarra?

The dominant planning zone in Ulmarra is Primary Production, though the suburb also includes Recreational Waterways and Rural Landscape.

Does Ulmarra have heritage-listed places?

Ulmarra has 36 heritage-listed places on record.

What is the typical lot size in Ulmarra?

Across 656 surveyed parcels in Ulmarra, the median lot size is about 7,533 m². There are also 8 registered easements mapped in the suburb.

Does Ulmarra have a train station?

There is no train station inside Ulmarra itself. The suburb is served by 118 bus stops.

What is the population of Ulmarra?

At the 2021 Census Ulmarra had 749 usual residents, with a median age of 49 and an average household size of 2.4 people. The wider Grafton Surrounds statistical area, which contains Ulmarra, went from 14,917 people in 2001 to 18,099 in 2025, up 21%.

Is Ulmarra an advantaged suburb?

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Ulmarra scores 878 and sits in decile 1 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 Ulmarra?

Median household income in Ulmarra was $984 a week at the 2021 Census, against $1,187 for the typical suburb in Clarence Valley. Median rent was $260 a week and the median mortgage repayment $1,105 a month.

Compare nearby suburbs

Nearby suburb	Distance	Flood mapped	Bushfire-prone
Calliope	4.1 km	100%	100%
Southgate	5.8 km	60%	95%
Gilletts Ridge	5.9 km	90%	100%
Swan Creek	6.0 km	95%	97%
Great Marlow	6.6 km	99%	84%
Coldstream	6.9 km	99%	100%
Cowper	7.1 km	100%	93%
Tucabia	7.8 km	46%	98%
Clarenza	8.2 km	36%	97%
Lavadia	8.5 km	66%	96%

See all Clarence Valley suburb profiles →