Balwyn North flood map & planning overlays

The schematic on this page is a Balwyn North flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 7% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Balwyn North address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.

About 7% of Balwyn North falls within a mapped flood overlay, against the council-wide suburb average of 10%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.

Bushfire mapping covers Balwyn North and little to none of it is mapped as bushfire-prone. Always confirm for the exact lot, as mapping can change.

The dominant planning zone in Balwyn North is Neighbourhood Residential Zone (NRZ3), though the suburb also includes Public Park and Recreation Zone (PPRZ) and Transport Zone (TRZ2). Zoning sets what you can build and do on a site, and can differ lot by lot.

Balwyn North has 30 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.

Across 10,009 surveyed parcels in Balwyn North, the median lot size is about 682 m². There are also 2,763 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.

There is no train station inside Balwyn North itself. The suburb is served by 95 bus stops and 12 tram stops.

At the 2021 Census Balwyn North had 21,302 usual residents, with a median age of 42 and an average household size of 2.9 people. The wider Balwyn North statistical area, which contains Balwyn North, went from 19,958 people in 2001 to 22,454 in 2025, up 13%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Balwyn North alone.

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Balwyn North scores 1115 and sits in decile 10 of 10 nationally and decile 10 within Victoria - 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.

Median household income in Balwyn North was $2,346 a week at the 2021 Census, against $2,457 for the typical suburb in Boroondara. Median rent was $554 a week and the median mortgage repayment $3,078 a month. These are 2021 Census figures and have not been indexed to today.

A Balwyn North planning report pulls every overlay - zoning, flood, bushfire, heritage, environmental and noise - that touches a single lot, on live council and state data. The interactive map preview is free; the full PDF report is $9.