Bulla flood map & planning overlays

Bulla is 2nd in Hume for heritage (37), age (45) and landscape 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 Bulla (Hume, VIC) - 35.03 km², mapped from live council and state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.

Planning schematicBulla

Constraint readout

35.03 km² - this suburb is highly constrained by planning overlays.

Flood overlay 1%

below council avg (4%) · #17 of 19 mapped council suburbs

See the Hume flood map by suburb.

Bushfire-prone 98%

2.3× council avg (42%) · #3 of 22 mapped council suburbs

Environmental46%

2.5× council avg (18%) · #2 of 22 in council

Heritage sites 37 Noise corridor 82% Aircraft noise (ANEF) 66% Aircraft seen below 3,000 ft 74% Mostly Green Wedge Zone (GWZ) Flood 17th most affected of 19 → Bushfire 3rd most affected of 22 →

Elevation hillshade with street names, clipped to Bulla'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 Bulla

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

66%

66% 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

ANEF 35

Under AS 2021, land at ANEF 30 and above is generally unacceptable for new houses and most noise-sensitive uses. The contour is a forecast, not a measurement at any one house.

Contours held

Victorian Airport Environs Overlay
vic_melbourne_airport_anef_20
vic_melbourne_airport_anef_25
vic_melbourne_airport_anef_30
vic_melbourne_airport_anef_35

Observed overflight - sampled 4 Sep to 24 Oct 2026

Under observed aircraft

92%

of the suburb, at or below 10,000 ft

Below 3,000 ft

74%

of the suburb's area

Lowest measured

500 ft

averaging 1,500 ft

Busiest square

~345 a day

345 a day below 3,000 ft · ±3%
typical observed square 1 a day

Night movements: observed, lowest 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.

Bulla at a glance

Parcels 706 Median lot 1,647 m² Mapped easements 358 Bus stops 4

How Bulla is zoned

Green Wedge Zone (GWZ) 81%

Urban Growth Zone (UGZ9) 6%

Special Use Zone (SUZ1) 4%

Rural Conservation Zone (RCZ) 3%

Public Conservation and Resource Zone (PCRZ) 2%

Township Zone (TZ) 1%

Selling in Bulla? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.

Across its 35.03 km², Bulla is highly constrained by planning overlays. About 1% of the suburb sits within a mapped flood overlay, and 98% is flagged bushfire-prone. There are 37 heritage-listed sites on record, and the dominant land-use zone is Green Wedge Zone (GWZ). The median lot measures about 1,647 m² across 706 parcels.

Who lives in Bulla

Census 2021 figures published by the ABS for the Bulla suburb boundary itself, not a wider region.

Population

668

usual residents, 2021

Median age

years

Median household income

$1,738

per week, Hume suburb typical $1,683

Median rent

$348

per week, Hume suburb typical $359

Median mortgage

$2,100

per month

Household size

2.8

people, average

Socio-economic standing

ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.

Advantage and disadvantage (IRSAD) Decile 6

most disadvantagedleast disadvantaged

Score 995, and decile 5 within Victoria. The national average is 1000.

Relative disadvantage (IRSD) Decile 5

most disadvantagedleast disadvantaged

Age profile

Share of Bulla's 668 residents in each ABS age band.

0-4 4.0%

5-14 10.6%

15-19 6.0%

20-24 6.3%

25-34 10.9%

35-44 11.3%

45-54 16.3%

55-64 12.0%

65-74 14.2%

75-84 7.0%

85+ 1.5%

Population trend, 2001 to 2025

Estimated resident population of Greenvale - Bulla, the wider ABS statistical area containing Bulla. There is no annual population series published at suburb level, so this describes the surrounding area rather than Bulla itself.

9,950 in 2001 to 26,757 in 2025, up 169%.

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.

Bulla 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 Bulla 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 74% of Bulla. 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 Bulla lot.

Bulla planning - frequently asked

Is Bulla flood-prone?

About 1% of Bulla falls within a mapped flood overlay, against the council-wide suburb average of 4%.

Is Bulla bushfire-prone?

Around 98% of Bulla is mapped as bushfire-prone, compared with a Hume average of 42%.

Is Bulla affected by aircraft noise?

About 66% of Bulla sits inside a published aircraft noise contour, and the highest contour present is ANEF 35 - under AS 2021, land above ANEF 25 is generally considered unacceptable for new houses, and 20-25 conditionally acceptable with noise attenuation. 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 Bulla under a flight path?

Aircraft were observed below 3,000 ft over about 74% of Bulla, and over about 92% 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 1,500 ft. At the busiest point in the suburb about 345 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 Bulla?

The dominant planning zone in Bulla is Green Wedge Zone (GWZ), though the suburb also includes Urban Growth Zone (UGZ9) and Special Use Zone (SUZ1).

Does Bulla have heritage-listed places?

Bulla has 37 heritage-listed places on record.

What is the typical lot size in Bulla?

Across 706 surveyed parcels in Bulla, the median lot size is about 1,647 m². There are also 358 registered easements mapped in the suburb.

Does Bulla have a train station?

There is no train station inside Bulla itself. The suburb is served by 4 bus stops.

What is the population of Bulla?

At the 2021 Census Bulla had 668 usual residents, with a median age of 45 and an average household size of 2.8 people. The wider Greenvale - Bulla statistical area, which contains Bulla, went from 9,950 people in 2001 to 26,757 in 2025, up 169%.

Is Bulla an advantaged suburb?

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Bulla scores 995 and sits in decile 6 of 10 nationally and decile 5 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).

What is the median household income in Bulla?

Median household income in Bulla was $1,738 a week at the 2021 Census, against $1,683 for the typical suburb in Hume. Median rent was $348 a week and the median mortgage repayment $2,100 a month.

Compare nearby suburbs

Nearby suburb	Distance	Flood mapped	Bushfire-prone
Keilor North Brimbank	5.8 km	9%	100%
Melbourne Airport	5.8 km	1%	63%
Greenvale	6.2 km	6%	59%
Calder Park Brimbank	6.2 km	3%	47%
Oaklands Junction	6.4 km	Not mapped	97%
Wildwood	7.2 km	Not mapped	100%
Yuroke	7.4 km	Not mapped	100%
Keilor Lodge Brimbank	7.5 km	3%	2%
Taylors Lakes Brimbank	7.7 km	8%	3%
Attwood	8.1 km	4%	78%

See all Hume suburb profiles →