Bulgana flood map & planning overlays
Bulgana: 34 ha lots and 23.8% environmental overlay.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Bulgana
(Northern Grampians, VIC) - 91.35 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.
Constraint readout
91.35 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Bulgana's boundary, with the flood, bushfire and environmental overlays drawn on top. 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 Bulgana
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.
Bulgana at a glance
How Bulgana is zoned
Selling in Bulgana? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 91.35 km², Bulgana is highly constrained by planning overlays. About 6% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. The dominant land-use zone is Farming Zone (FZ). The median lot measures about 340,519 m² across 169 parcels.
Who lives in Bulgana
Census 2021 figures published by the ABS for the Bulgana 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 982, and decile 4 within Victoria. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Stawell, the wider ABS statistical area containing Bulgana. There is no annual population series published at suburb level, so this describes the surrounding area rather than Bulgana itself.
8,778 in 2001 to 8,438 in 2025, down 4%.
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.
Bulgana 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 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 Bulgana 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 →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 Bulgana lot.
Bulgana planning - frequently asked
Is Bulgana flood-prone?
About 6% of Bulgana falls within a mapped flood overlay, against the council-wide suburb average of 27%.
Is Bulgana bushfire-prone?
Around 100% of Bulgana is mapped as bushfire-prone, compared with a Northern Grampians average of 100%.
Is Bulgana under a flight path?
Aircraft were observed over about 12% of Bulgana in the period sampled, but only above 3,000 ft - the lowest measured was 4,000 ft. 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 Bulgana?
The dominant planning zone in Bulgana is Farming Zone (FZ), though the suburb also includes Public Conservation and Resource Zone (PCRZ).
Does Bulgana have heritage-listed places?
No heritage-listed places are on record within Bulgana.
What is the typical lot size in Bulgana?
Across 169 surveyed parcels in Bulgana, the median lot size is about 340,519 m². There are also 2 registered easements mapped in the suburb.
Is Bulgana an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Bulgana scores 982 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 |
|---|---|---|---|
| Joel South | 7.8 km | 18% | 100% |
| Dunneworthy Ararat |
8.6 km | 5% | 100% |
| Crowlands Pyrenees |
9.1 km | 12% | 100% |
| Great Western | 10.0 km | 7% | 100% |
| Shays Flat | 10.9 km | 7% | 100% |
| Armstrong Ararat |
13.2 km | <1% | 100% |
| Joel Joel | 14.1 km | 28% | 100% |
| Ararat Ararat |
14.5 km | 0% | 97% |
| Mount Cole Creek Ararat |
14.7 km | 13% | 100% |
| Concongella | 14.8 km | 15% | 100% |