Broadmeadows flood map & planning overlays
Broadmeadows: 12,524 people with a young median of 32.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Broadmeadows
(Hume, VIC) - 8.41 km², mapped from live council and
state overlay data. This suburb is relatively unconstrained.
Profile updated 24 October 2026.
Constraint readout
8.41 km² - this suburb is relatively unconstrained by planning overlays.
Elevation hillshade with street names, clipped to Broadmeadows's boundary, with the flood, bushfire and environmental overlays drawn on top. Amber hatching is the published aircraft noise (ANEF) contour. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Broadmeadows
The ANEF contour is a published planning forecast and observed overflight is what a sampled tracking feed recorded - neither describes any individual property.
Inside an aircraft noise contour
43% of the suburb's land sits inside a published ANEF or airport-environs contour. Contours vary street by street, so whether a particular lot is inside one needs a property-level check.
Highest contour present
Under AS 2021, land between ANEF 20 and 25 is conditionally acceptable for houses, usually with noise attenuation built in. The contour is a forecast, not a measurement at any one house.
Contours held
- Victorian Airport Environs Overlay
- vic_melbourne_airport_anef_20
Observed overflight - sampled 4 Sep to 24 Oct 2026
typical observed square 1 a day
Night movements: observed, lowest 1,500 ft - night is sampled as often as day, but night traffic is light, so this is a floor and no rate can be put on it.
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.
Broadmeadows at a glance
How Broadmeadows is zoned
Selling in Broadmeadows? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 8.41 km², Broadmeadows is relatively unconstrained by planning overlays. About 5% of the suburb sits within a mapped flood overlay, and 4% is flagged bushfire-prone. There are 5 heritage-listed sites on record, and the dominant land-use zone is General Residential Zone (GRZ1). The median lot measures about 519 m² across 5,963 parcels.
Who lives in Broadmeadows
Census 2021 figures published by the ABS for the Broadmeadows 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 833, and decile 1 within Victoria. The national average is 1000.
Age profile
Share of Broadmeadows's 12,524 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Broadmeadows, the wider ABS statistical area containing Broadmeadows. There is no annual population series published at suburb level, so this describes the surrounding area rather than Broadmeadows itself.
12,127 in 2001 to 14,972 in 2025, up 23%.
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.
Broadmeadows 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) | Inside a held contour | 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 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 Broadmeadows 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 →Aircraft have been seen below 3,000 ft over about 99% of Broadmeadows. 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 Broadmeadows lot.
Broadmeadows planning - frequently asked
Is Broadmeadows flood-prone?
About 5% of Broadmeadows falls within a mapped flood overlay, against the council-wide suburb average of 4%.
Is Broadmeadows bushfire-prone?
Around 4% of Broadmeadows is mapped as bushfire-prone, compared with a Hume average of 42%.
Is Broadmeadows affected by aircraft noise?
About 43% of Broadmeadows sits inside a published aircraft noise contour, and the highest contour present is ANEF 20 - under AS 2021, land between ANEF 20 and 25 is conditionally acceptable for houses, usually with noise attenuation in the build. ANEF contours are forecasts published per airport and used to control noise-sensitive development; they are not a measurement at any one house, and a property can sit under a flight path and outside every contour.
Is Broadmeadows under a flight path?
Aircraft were observed below 3,000 ft over about 99% of Broadmeadows, and over about 100% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 24 Oct 2026). The lowest measured aircraft was at 500 ft, with an average of 2,000 ft. At the busiest point in the suburb about 50 aircraft a day were recorded passing over one 500 m square. 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 Broadmeadows?
The dominant planning zone in Broadmeadows is General Residential Zone (GRZ1), though the suburb also includes Commercial 2 Zone (C2Z) and Public Park and Recreation Zone (PPRZ).
Does Broadmeadows have heritage-listed places?
Broadmeadows has 5 heritage-listed places on record.
What is the typical lot size in Broadmeadows?
Across 5,963 surveyed parcels in Broadmeadows, the median lot size is about 519 m². There are also 2,606 registered easements mapped in the suburb.
Does Broadmeadows have a train station?
Yes - Broadmeadows has 1 train station: Broadmeadows Station. It is also served by 73 bus stops.
What is the population of Broadmeadows?
At the 2021 Census Broadmeadows had 12,524 usual residents, with a median age of 32 and an average household size of 2.9 people. The wider Broadmeadows statistical area, which contains Broadmeadows, went from 12,127 people in 2001 to 14,972 in 2025, up 23%.
Is Broadmeadows an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Broadmeadows scores 833 and sits in decile 1 of 10 nationally and decile 1 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Broadmeadows?
Median household income in Broadmeadows was $1,151 a week at the 2021 Census, against $1,683 for the typical suburb in Hume. Median rent was $331 a week and the median mortgage repayment $1,408 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Dallas | 1.2 km | <1% | 0% |
| Jacana | 1.8 km | 20% | 0% |
| Coolaroo | 2.9 km | 4% | 0% |
| Glenroy Merri-Bek |
2.9 km | 10% | 0% |
| Meadow Heights | 3.2 km | 4% | 14% |
| Campbellfield | 3.2 km | 5% | 12% |
| Gladstone Park | 3.3 km | 8% | 0% |
| Westmeadows | 3.5 km | 6% | 36% |
| Gowanbrae Merri-Bek |
3.7 km | 11% | 0% |
| Hadfield Merri-Bek |
4.0 km | 20% | 0% |