Biggara flood map & planning overlays
Biggara earns the most in Towong, $1,999, on 32 ha lots.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Biggara
(Towong, VIC) - 166.77 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 6 October 2026.
Constraint readout
166.77 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Biggara's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Biggara at a glance
How Biggara is zoned
Selling in Biggara? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 166.77 km², Biggara is highly constrained by planning overlays. About 3% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. There is 1 heritage-listed site on record, and the dominant land-use zone is Public Conservation and Resource Zone (PCRZ). The median lot measures about 316,883 m² across 123 parcels.
Who lives in Biggara
Census 2021 figures published by the ABS for the Biggara 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 1020, and decile 7 within Victoria. The national average is 1000.
Age profile
Share of Biggara's 61 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Towong, the wider ABS statistical area containing Biggara. There is no annual population series published at suburb level, so this describes the surrounding area rather than Biggara itself.
6,204 in 2001 to 6,155 in 2025, down 1%.
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.
Biggara 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 | Vicmap Planning and Victorian Government spatial services |
| Bushfire-prone mapping | Mapped | Vicmap Planning and Victorian Government spatial services |
| Zoning | Mapped | Vicmap Planning and Victorian Government spatial services |
| Heritage and environment | Mapped where published | Vicmap Planning and Victorian Government spatial services |
| Aircraft noise contours (ANEF) | Not held | Vicmap Planning and Victorian Government spatial services, Defence |
| Observed flight paths | Watched, not yet sampled here | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 6 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 Biggara 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 →Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and the indicative soil reactivity range to expect for a Biggara lot.
Biggara planning - frequently asked
Is Biggara flood-prone?
About 3% of Biggara falls within a mapped flood overlay, against the council-wide suburb average of 14%.
Is Biggara bushfire-prone?
Around 100% of Biggara is mapped as bushfire-prone, compared with a Towong average of 97%.
What is the zoning in Biggara?
The dominant planning zone in Biggara is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Rural Activity Zone (RAZ) and Farming Zone (FZ).
Does Biggara have heritage-listed places?
Biggara has 1 heritage-listed place on record.
What is the typical lot size in Biggara?
Across 123 surveyed parcels in Biggara, the median lot size is about 316,883 m². There are also 59 registered easements mapped in the suburb.
What is the population of Biggara?
At the 2021 Census Biggara had 61 usual residents, with a median age of 45 and an average household size of 3.2 people. The wider Towong statistical area, which contains Biggara, went from 6,204 people in 2001 to 6,155 in 2025, down 1%.
Is Biggara an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Biggara scores 1020 and sits in decile 7 of 10 nationally and decile 7 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Biggara?
Median household income in Biggara was $1,999 a week at the 2021 Census, against $1,375 for the typical suburb in Towong.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Thowgla Valley | 11.0 km | 6% | 100% |
| Towong Upper | 14.7 km | 14% | 100% |
| Colac Colac | 19.3 km | 26% | 100% |
| Corryong | 20.2 km | 30% | 98% |
| Nariel Valley | 21.8 km | 2% | 100% |
| Towong | 25.2 km | 37% | 100% |
| Cudgewa | 27.6 km | 6% | 100% |
| Tom Groggin | 27.9 km | Not mapped | 100% |
| Tintaldra | 33.1 km | 26% | 100% |
| Berringama | 36.1 km | Not mapped | 100% |