Areas / Benalla / Boho South

Boho South zoning & planning overlays

Boho South is joint 2nd-oldest in Benalla, median 56, 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 Boho South (Benalla, VIC) - 75.3 km², mapped from live council and state overlay data. This suburb is highly constrained on the overlays we could measure - no flood mapping covers this suburb, so this is not a suburb-wide verdict.
Profile updated 24 October 2026.

Elevation hillshade with street names, clipped to Boho South's boundary, with the bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft. No flood layer is drawn because we hold no flood mapping for this area.

Nearby suburbs, nearest first

Aircraft noise and flight paths over Boho South

The ANEF contour is a published planning forecast and observed overflight is what a sampled tracking feed recorded - neither describes any individual property.

Observed overflight - sampled 4 Sep to 24 Oct 2026

Under observed aircraft
11%
of the suburb, at or below 10,000 ft
Below 3,000 ft
0%
of the suburb's area
Lowest measured
7,000 ft
averaging 8,500 ft
Busiest square
~1 a day
±30% · area average
typical observed square 1 a day

Night movements: not established - night is sampled as often as day, but too few night flights have been seen here to conclude either way.

How this is measured

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.

Boho South at a glance

Parcels 132 Median lot 320,218 m² Mapped easements 54

How Boho South is zoned

Farming Zone (FZ) 86%
Public Conservation and Resource Zone (PCRZ) 14%

Selling in Boho South? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.

Across its 75.3 km², Boho South is highly constrained by the planning overlays we hold. We hold no flood mapping covering this suburb, so no flood figure is shown - that is a gap in our data, not an all-clear. Of what is mapped, 100% is flagged bushfire-prone. There are 4 heritage-listed sites on record, and the dominant land-use zone is Farming Zone (FZ). The median lot measures about 320,218 m² across 132 parcels.

Who lives in Boho South

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

Population
93
usual residents, 2021
Median age
56
years
Median household income
$1,125
per week, Benalla suburb typical $1,407
Median rent
$175
per week, Benalla suburb typical $200
Median mortgage
$2,050
per month
Household size
2.3
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 7
most disadvantagedleast disadvantaged

Score 1016, and decile 7 within Victoria. The national average is 1000.

Relative disadvantage (IRSD) Decile 7
most disadvantagedleast disadvantaged

Age profile

Share of Boho South's 93 residents in each ABS age band.

0-4 8.2%
5-14 7.1%
15-19 3.5%
20-24 3.5%
25-34 9.4%
35-44 4.7%
45-54 12.9%
55-64 17.6%
65-74 15.3%
75-84 14.1%
85+ 3.5%

Population trend, 2001 to 2025

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

6,188 in 2001 to 6,880 in 2025, up 11%.

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.

Boho South data sources and coverage

“Not mapped” means we hold no source layer for this suburb - never an all-clear.

DatasetCoveragePublisher
Flood mappingNot mappedVicmap Planning and Victorian Government spatial services
Bushfire-prone mappingMappedVicmap Planning and Victorian Government spatial services
ZoningMappedVicmap Planning and Victorian Government spatial services
Heritage and environmentMapped where publishedVicmap Planning and Victorian Government spatial services
Aircraft noise contours (ANEF)Not heldVicmap Planning and Victorian Government spatial services, Defence
Observed flight pathsObservedadsb.lol, under the Open Database License
DemographicsAvailableAustralian Bureau of Statistics (2021 Census and SEIFA)

Profile last materially updated 24 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 Boho South 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 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 the indicative soil reactivity range to expect for a Boho South lot.

Boho South planning - frequently asked

Is Boho South flood-prone?

We don't yet hold flood mapping covering Boho South, so this page can't say how much of the suburb is flood-affected - that is a gap in our data, not an indication that the suburb is free of flood risk. Benalla is the authority to check for flood mapping in this area.

Is Boho South bushfire-prone?

Around 100% of Boho South is mapped as bushfire-prone, compared with a Benalla average of 100%.

Is Boho South under a flight path?

Aircraft were observed over about 11% of Boho South in the period sampled, but only above 3,000 ft - the lowest measured was 7,000 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 Boho South?

The dominant planning zone in Boho South is Farming Zone (FZ), though the suburb also includes Public Conservation and Resource Zone (PCRZ).

Does Boho South have heritage-listed places?

Boho South has 4 heritage-listed places on record.

What is the typical lot size in Boho South?

Across 132 surveyed parcels in Boho South, the median lot size is about 320,218 m². There are also 54 registered easements mapped in the suburb.

What is the population of Boho South?

At the 2021 Census Boho South had 93 usual residents, with a median age of 56 and an average household size of 2.3 people. The wider Euroa statistical area, which contains Boho South, went from 6,188 people in 2001 to 6,880 in 2025, up 11%.

Is Boho South an advantaged suburb?

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Boho South scores 1016 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 Boho South?

Median household income in Boho South was $1,125 a week at the 2021 Census, against $1,407 for the typical suburb in Benalla. Median rent was $175 a week and the median mortgage repayment $2,050 a month.

Compare nearby suburbs

Nearby suburbDistanceFlood mappedBushfire-prone
Marraweeney
Strathbogie		 8.4 km Not mapped 100%
Kithbrook
Strathbogie		 9.1 km Not mapped 100%
Warrenbayne 9.3 km 0% 100%
Creek Junction 9.9 km Not mapped 100%
Lima 11.2 km Not mapped 100%
Boho
Strathbogie		 11.9 km <1% 100%
Strathbogie
Strathbogie		 12.8 km Not mapped 100%
Lima East 13.1 km Not mapped 100%
Swanpool 15.5 km 14% 100%
Sheans Creek
Strathbogie		 15.5 km 0% 100%

See all Benalla suburb profiles →