Boweya zoning & planning overlays
Boweya earns Benalla's top income, $2,125 a week.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Boweya
(Benalla, VIC) - 42.83 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 11 October 2026.
Constraint readout
42.83 km² - 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.
Elevation hillshade with street names, clipped to Boweya's boundary, with the bushfire and environmental overlays drawn on top. No flood layer is drawn because we hold no flood mapping for this area.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Boweya
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 to
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.
Boweya at a glance
How Boweya is zoned
Selling in Boweya? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 42.83 km², Boweya 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. The dominant land-use zone is Farming Zone (FZ). The median lot measures about 315,207 m² across 81 parcels.
Who lives in Boweya
Census 2021 figures published by the ABS for the Boweya 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 997, and decile 5 within Victoria. The national average is 1000.
Age profile
Share of Boweya's 51 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Benalla Surrounds, the wider ABS statistical area containing Boweya. There is no annual population series published at suburb level, so this describes the surrounding area rather than Boweya itself.
3,632 in 2001 to 3,809 in 2025, up 5%.
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.
Boweya data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Not 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 | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 11 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 Boweya 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 Boweya lot.
Boweya planning - frequently asked
Is Boweya flood-prone?
We don't yet hold flood mapping covering Boweya, 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 Boweya bushfire-prone?
Around 100% of Boweya is mapped as bushfire-prone, compared with a Benalla average of 100%.
Is Boweya under a flight path?
No aircraft were observed over Boweya in the period sampled (recent weeks to now). Sampling is intermittent, so that is a floor rather than proof that none fly over. 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 Boweya?
The dominant planning zone in Boweya is Farming Zone (FZ), though the suburb also includes Public Conservation and Resource Zone (PCRZ) and Transport Zone (TRZ3).
Does Boweya have heritage-listed places?
No heritage-listed places are on record within Boweya.
What is the typical lot size in Boweya?
Across 81 surveyed parcels in Boweya, the median lot size is about 315,207 m². There are also 52 registered easements mapped in the suburb.
What is the population of Boweya?
At the 2021 Census Boweya had 51 usual residents, with a median age of 46 and an average household size of 2.6 people. The wider Benalla Surrounds statistical area, which contains Boweya, went from 3,632 people in 2001 to 3,809 in 2025, up 5%.
Is Boweya an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Boweya scores 997 and sits in decile 6 of 10 nationally and decile 5 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Boweya?
Median household income in Boweya was $2,125 a week at the 2021 Census, against $1,407 for the typical suburb in Benalla. Median rent was $200 a week and the median mortgage repayment $1,798 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Boweya North Moira |
4.8 km | Not mapped | 100% |
| Bungeet | 5.9 km | Not mapped | 100% |
| Mount Bruno | 5.9 km | Not mapped | 100% |
| Almonds Moira |
7.1 km | Not mapped | 100% |
| Thoona | 9.2 km | 0% | 100% |
| Killawarra Wangaratta |
9.5 km | 12% | 100% |
| Wangandary Wangaratta |
11.6 km | 0% | 100% |
| Lake Rowan Moira |
12.1 km | 7% | 100% |
| Peechelba Moira |
13.4 km | 14% | 100% |
| Bungeet West | 13.9 km | 1% | 100% |