Buchan South zoning & planning overlays
Buchan South holds 28 ha conservation lots, median 46.
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A planning-constraint profile of Buchan South
(East Gippsland, VIC) - 430.5 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 24 October 2026.
Constraint readout
430.5 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 Buchan South'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 Buchan South
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 4 Sep to 24 Oct 2026
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.
Buchan South at a glance
How Buchan South is zoned
Selling in Buchan South? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 430.5 km², Buchan South 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. There is 1 heritage-listed site on record, and the dominant land-use zone is Public Conservation and Resource Zone (PCRZ). The median lot measures about 283,712 m² across 218 parcels.
Who lives in Buchan South
Census 2021 figures published by the ABS for the Buchan South 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 935, and decile 2 within Victoria. The national average is 1000.
Age profile
Share of Buchan South's 102 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Orbost, the wider ABS statistical area containing Buchan South. There is no annual population series published at suburb level, so this describes the surrounding area rather than Buchan South itself.
7,047 in 2001 to 6,727 in 2025, down 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.
Buchan South 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 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 Buchan South 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 Buchan South lot.
Buchan South planning - frequently asked
Is Buchan South flood-prone?
We don't yet hold flood mapping covering Buchan South, 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. East Gippsland is the authority to check for flood mapping in this area.
Is Buchan South bushfire-prone?
Around 100% of Buchan South is mapped as bushfire-prone, compared with a East Gippsland average of 94%.
Is Buchan South under a flight path?
No aircraft were observed over Buchan South in the period sampled (4 Sep 2026 to 24 Oct 2026). 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 Buchan South?
The dominant planning zone in Buchan South is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Farming Zone (FZ1) and Transport Zone (TRZ2).
Does Buchan South have heritage-listed places?
Buchan South has 1 heritage-listed place on record.
What is the typical lot size in Buchan South?
Across 218 surveyed parcels in Buchan South, the median lot size is about 283,712 m². There are also 107 registered easements mapped in the suburb.
Does Buchan South have a train station?
There is no train station inside Buchan South itself. The suburb is served by 2 bus stops.
What is the population of Buchan South?
At the 2021 Census Buchan South had 102 usual residents, with a median age of 46 and an average household size of 2.2 people. The wider Orbost statistical area, which contains Buchan South, went from 7,047 people in 2001 to 6,727 in 2025, down 5%.
Is Buchan South an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Buchan South scores 935 and sits in decile 3 of 10 nationally and decile 2 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Buchan South?
Median household income in Buchan South was $1,187 a week at the 2021 Census, against $1,209 for the typical suburb in East Gippsland. Median rent was $125 a week and the median mortgage repayment $1,677 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Buchan | 13.9 km | <1% | 100% |
| Timbarra | 14.0 km | Not mapped | 100% |
| Double Bridges | 17.0 km | Not mapped | 100% |
| Nowa Nowa | 18.0 km | <1% | 100% |
| Wairewa | 18.1 km | 11% | 100% |
| Murrindal | 18.6 km | Not mapped | 100% |
| Bete Bolong North | 19.7 km | Not mapped | 100% |
| Reedy Flat | 20.5 km | Not mapped | 100% |
| Tambo Crossing | 22.1 km | Not mapped | 100% |
| Bete Bolong | 24.8 km | 8% | 100% |