The Bluff flood map & planning overlays
A planning-constraint profile of The Bluff (Ipswich City, QLD) - 8.29 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
8.29 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to The Bluff'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.
How common is mapped flood risk across The Bluff properties?
Overlay percentages say how much land is constrained; these figures say how many properties are actually touched in a suburb-wide analysis of 38 The Bluff properties. No individual property result is identified on this page.
Lot-level readout
Flood-risk rating across all 38 properties
From LayeredGeo's lot-risk engine: council flood overlays, historical flooding and terrain, resolved to each individual lot in The Bluff.
The Bluff at a glance
Schools in and near The Bluff
Public school-location data shows availability across the suburb. These figures do not rate schools and do not assign a particular address to a catchment.
Inside the suburb boundary
0 schools providing primary years and 0 providing secondary years. A combined school may be counted in both teaching levels.
Nearest school availability
Primary: 1.76 km from the suburb boundary
Secondary: 4.07 km from the suburb boundary
Source: Queensland Government school geographic information. Catchment boundaries can divide a suburb and change over time; use the official catchment finder for a specific address.
How The Bluff is zoned
Selling in The Bluff? The lot-level zone is the zoning Part 3 of Queensland's Form 2 seller disclosure statement asks for - see our Form 2 planning data guide.
Across its 8.29 km², The Bluff is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay, and 94% is flagged bushfire-prone. The dominant land-use zone is Rural. The terrain is steep, and the median lot measures about 101,065 m² across 49 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 The Bluff
Census 2021 figures published by the ABS for the The Bluff 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 1005, and decile 8 within Queensland. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Rosewood, the wider ABS statistical area containing The Bluff. There is no annual population series published at suburb level, so this describes the surrounding area rather than The Bluff itself.
10,905 in 2001 to 16,825 in 2025, up 54%.
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.
The Bluff property market snapshot
Queensland Government publishes this as a SA2 market series for Rosewood, the wider statistical area containing The Bluff. It is not a valuation and is not specific to this suburb or any individual property.
House sales
Median sale price from 315 sales over 12 months to March 2026.
Unit sales
Median sale price from 13 sales over 12 months to March 2026.
Source: Queensland Government Statistician's Office (QGSO). View the source profile. The same SA2 figure can appear on several suburb pages within that statistical area.
The Bluff 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 | the relevant council planning scheme and Queensland Government spatial data |
| Bushfire-prone mapping | Mapped | the relevant council planning scheme and Queensland Government spatial data |
| Zoning | Mapped | the relevant council planning scheme and Queensland Government spatial data |
| Heritage and environment | Mapped where published | the relevant council planning scheme and Queensland Government spatial data |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
| School availability | Available | Queensland Government |
| Market statistics | Available at SA2 level | Queensland Government Statistician's Office (QGSO) |
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 The Bluff 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 →The Bluff planning - frequently asked
Where can I see a flood map of The Bluff?
The schematic on this page is a The Bluff flood map: the mapped flood overlays drawn over the suburb's terrain and street grid. Flood lines vary block to block, so for a specific property use the free interactive map - search any The Bluff address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is The Bluff flood-prone?
Flood mapping covers The Bluff and none of the suburb falls within a mapped flood overlay (the council-wide suburb average is 45%). Across the suburb, 0% of the 38 properties we analysed carry some level of mapped flood risk. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is The Bluff bushfire-prone?
Yes - around 94% of The Bluff is mapped as bushfire-prone, compared with a Ipswich City average of 50%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in The Bluff?
The dominant planning zone in The Bluff is Rural. Zoning sets what you can build and do on a site, and can differ lot by lot.
Does The Bluff have heritage-listed places?
No heritage-listed places are on record within The Bluff. Even so, it is worth confirming for an individual property before any works.
Is The Bluff hilly or flat?
The Bluff is steep: the median lot slope is about 20%, and 71% of properties sit on slopes of 15% or steeper. Ground level runs from roughly 130 m to 353 m AHD across the suburb. Slope drives site costs - cut and fill, retaining walls and driveway grades - so it is worth knowing before you commit to a sloping block.
What is the typical lot size in The Bluff?
Across 49 surveyed parcels in The Bluff, the median lot size is about 101,065 m². There are also 1 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.
What is the population of The Bluff?
At the 2021 Census The Bluff had 53 usual residents, with a median age of 56 and an average household size of 2.3 people. The wider Rosewood statistical area, which contains The Bluff, went from 10,905 people in 2001 to 16,825 in 2025, up 54%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than The Bluff alone.
Is The Bluff an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), The Bluff scores 1005 and sits in decile 7 of 10 nationally and decile 8 within Queensland - 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 The Bluff?
Median household income in The Bluff was $1,792 a week at the 2021 Census, against $1,643 for the typical suburb in Ipswich City. Median rent was $300 a week and the median mortgage repayment $1,759 a month. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a The Bluff property?
A The Bluff 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 |
|---|---|---|---|
| Ashwell | 2.3 km | 5% | 37% |
| Woolshed | 3.0 km | 6% | 96% |
| Tallegalla | 3.5 km | 7% | 63% |
| Lanefield | 5.3 km | 43% | 27% |
| Calvert | 6.1 km | 29% | 64% |
| Rosewood | 6.9 km | 64% | 40% |
| Marburg | 7.4 km | 21% | 42% |
| Minden Somerset Regional |
7.6 km | 0% | 48% |
| Summerholm Lockyer Valley Regional |
7.6 km | 0% | 75% |
| Hatton Vale Lockyer Valley Regional |
7.8 km | 6% | 29% |