Boweya North zoning & planning overlays
Boweya North is 32 ha farm country, bushfire-mapped edge to edge.
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 North
(Moira, VIC) - 24.51 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
24.51 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 North'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 North
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 North at a glance
How Boweya North is zoned
Selling in Boweya North? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 24.51 km², Boweya North 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 (FZ1). The median lot measures about 324,568 m² across 62 parcels.
Who lives in Boweya North
Census 2021 figures published by the ABS for the Boweya North 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 941, and decile 2 within Victoria. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Moira, the wider ABS statistical area containing Boweya North. There is no annual population series published at suburb level, so this describes the surrounding area rather than Boweya North itself.
2,776 in 2001 to 2,841 in 2025, up 2%.
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 North 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 North 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 North lot.
Boweya North planning - frequently asked
Is Boweya North flood-prone?
We don't yet hold flood mapping covering Boweya North, 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. Moira is the authority to check for flood mapping in this area.
Is Boweya North bushfire-prone?
Around 100% of Boweya North is mapped as bushfire-prone, compared with a Moira average of 97%.
Is Boweya North under a flight path?
No aircraft were observed over Boweya North 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 North?
The dominant planning zone in Boweya North is Farming Zone (FZ1), though the suburb also includes Public Conservation and Resource Zone (PCRZ) and Farming Zone (FZ).
Does Boweya North have heritage-listed places?
No heritage-listed places are on record within Boweya North.
What is the typical lot size in Boweya North?
Across 62 surveyed parcels in Boweya North, the median lot size is about 324,568 m². There are also 21 registered easements mapped in the suburb.
Is Boweya North an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Boweya North scores 941 and sits in decile 3 of 10 nationally and decile 2 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Almonds | 4.5 km | Not mapped | 100% |
| Boweya Benalla |
4.8 km | Not mapped | 100% |
| Bungeet Benalla |
6.9 km | Not mapped | 100% |
| Peechelba | 9.9 km | 14% | 100% |
| Killawarra Wangaratta |
10.0 km | 12% | 100% |
| Mount Bruno Benalla |
10.5 km | Not mapped | 100% |
| Pelluebla | 11.1 km | Not mapped | 100% |
| Lake Rowan | 11.6 km | 7% | 100% |
| Boomahnoomoonah | 12.3 km | 2% | 100% |
| Wilby | 12.6 km | 4% | 100% |