Boundary Bend flood map & planning overlays
Boundary Bend shares Swan Hill's oldest median, 53, joint.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Boundary Bend
(Swan Hill, VIC) - 163.76 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 6 October 2026.
Constraint readout
163.76 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Boundary Bend's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Boundary Bend at a glance
How Boundary Bend is zoned
Selling in Boundary Bend? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 163.76 km², Boundary Bend is highly constrained by planning overlays. About 28% of the suburb sits within a mapped flood overlay, and 56% is flagged bushfire-prone. There are 6 heritage-listed sites on record, and the dominant land-use zone is Farming Zone (FZ). The median lot measures about 142,825 m² across 161 parcels.
Who lives in Boundary Bend
Census 2021 figures published by the ABS for the Boundary Bend 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 969, and decile 3 within Victoria. The national average is 1000.
Age profile
Share of Boundary Bend's 154 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Swan Hill Surrounds, the wider ABS statistical area containing Boundary Bend. There is no annual population series published at suburb level, so this describes the surrounding area rather than Boundary Bend itself.
7,254 in 2001 to 6,467 in 2025, down 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.
Boundary Bend 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 | Not watched | 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 Boundary Bend 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 Boundary Bend lot.
Boundary Bend planning - frequently asked
Is Boundary Bend flood-prone?
About 28% of Boundary Bend falls within a mapped flood overlay, against the council-wide suburb average of 39%.
Is Boundary Bend bushfire-prone?
Around 56% of Boundary Bend is mapped as bushfire-prone, compared with a Swan Hill average of 87%.
What is the zoning in Boundary Bend?
The dominant planning zone in Boundary Bend is Farming Zone (FZ), though the suburb also includes Public Conservation and Resource Zone (PCRZ) and Transport Zone (TRZ2).
Does Boundary Bend have heritage-listed places?
Boundary Bend has 6 heritage-listed places on record.
What is the typical lot size in Boundary Bend?
Across 161 surveyed parcels in Boundary Bend, the median lot size is about 142,825 m². There are also 130 registered easements mapped in the suburb.
Does Boundary Bend have a train station?
There is no train station inside Boundary Bend itself. The suburb is served by 2 bus stops.
What is the population of Boundary Bend?
At the 2021 Census Boundary Bend had 154 usual residents, with a median age of 53 and an average household size of 2.5 people. The wider Swan Hill Surrounds statistical area, which contains Boundary Bend, went from 7,254 people in 2001 to 6,467 in 2025, down 11%.
Is Boundary Bend an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Boundary Bend scores 969 and sits in decile 4 of 10 nationally and decile 3 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Boundary Bend?
Median household income in Boundary Bend was $1,531 a week at the 2021 Census, against $1,390 for the typical suburb in Swan Hill. Median rent was $162 a week and the median mortgage repayment $840 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Narrung | 12.2 km | 25% | 94% |
| Kooloonong | 14.8 km | Not mapped | 94% |
| Lake Powell | 15.1 km | 46% | 60% |
| Wandown | 17.8 km | Not mapped | 100% |
| Kenley | 22.3 km | 46% | 62% |
| Natya | 24.8 km | 12% | 100% |
| Tol Tol | 26.9 km | 35% | 74% |
| Bannerton | 27.4 km | <1% | 75% |
| Bolton | 29.5 km | Not mapped | 100% |
| Annuello | 30.5 km | Not mapped | 100% |