Boxwood flood map & planning overlays
Boxwood farms 24 ha lots with 19.2% flood mapping.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Boxwood
(Benalla, VIC) - 26.03 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 29 September 2026.
Constraint readout
26.03 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Boxwood's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Boxwood
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.
Boxwood at a glance
How Boxwood is zoned
Selling in Boxwood? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 26.03 km², Boxwood is highly constrained by planning overlays. About 19% 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 Farming Zone (FZ). The median lot measures about 243,072 m² across 80 parcels.
Who lives in Boxwood
Census 2021 figures published by the ABS for the Boxwood 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 972, and decile 4 within Victoria. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Benalla Surrounds, the wider ABS statistical area containing Boxwood. There is no annual population series published at suburb level, so this describes the surrounding area rather than Boxwood 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.
Boxwood 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 | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 29 September 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 Boxwood 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 Boxwood lot.
Boxwood planning - frequently asked
Is Boxwood flood-prone?
About 19% of Boxwood falls within a mapped flood overlay, against the council-wide suburb average of 20%.
Is Boxwood bushfire-prone?
Around 100% of Boxwood is mapped as bushfire-prone, compared with a Benalla average of 100%.
Is Boxwood under a flight path?
No aircraft were observed over Boxwood 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 Boxwood?
The dominant planning zone in Boxwood is Farming Zone (FZ), though the suburb also includes Farming Zone (FZ1) and Transport Zone (TRZ3).
Does Boxwood have heritage-listed places?
Boxwood has 1 heritage-listed place on record.
What is the typical lot size in Boxwood?
Across 80 surveyed parcels in Boxwood, the median lot size is about 243,072 m². There are also 28 registered easements mapped in the suburb.
Is Boxwood an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Boxwood scores 972 and sits in decile 5 of 10 nationally and decile 4 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Yundool Moira |
5.1 km | 18% | 100% |
| Major Plains Greater Shepparton |
5.6 km | 18% | 100% |
| Waggarandall Moira |
8.3 km | 26% | 100% |
| Devenish | 8.3 km | 5% | 100% |
| Dookie Greater Shepparton |
8.7 km | 10% | 100% |
| St James Moira |
9.6 km | 17% | 100% |
| Stewarton | 10.5 km | 56% | 100% |
| Mount Major Greater Shepparton |
10.9 km | 0% | 100% |
| Yabba South Moira |
12.0 km | 51% | 100% |
| Dookie College Greater Shepparton |
12.3 km | 6% | 100% |