Buln Buln East flood map & planning overlays
A planning-constraint profile of Buln Buln East
(Baw Baw, VIC) - 23.84 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 6 September 2026.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
Constraint readout
23.84 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Buln Buln East's boundary, with the flood, bushfire and environmental overlays drawn on top. It shows where constraints fall; the interactive map shows them on your exact address.
Nearby suburbs, nearest first
Buln Buln East at a glance
How Buln Buln East is zoned
Selling in Buln Buln East? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses - a $9 planning report pulls them at the lot level for any Buln Buln East address.
Across its 23.84 km², Buln Buln East is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls 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 153,655 m² across 115 parcels. These figures are suburb-wide - the overlays that actually apply to a given lot can differ block to block, which is what a property-level check tells you.
Who lives in Buln Buln East
Census 2021 figures published by the ABS for the Buln Buln East 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 1040, and decile 8 within Victoria. The national average is 1000.
Age profile
Share of Buln Buln East's 182 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Mount Baw Baw Region, the wider ABS statistical area containing Buln Buln East. There is no annual population series published at suburb level, so this describes the surrounding area rather than Buln Buln East itself.
5,736 in 2001 to 6,750 in 2025, up 18%.
Source: Australian Bureau of Statistics. Census of Population and Housing 2021 (General Community Profile) and SEIFA 2021, both published at the Suburbs and Localities level; Regional Population (estimated resident population) at Statistical Area Level 2. Used under CC BY 4.0. Census counts of small populations are randomly adjusted by the ABS to protect confidentiality, so figures for small suburbs are indicative.
Buln Buln East data sources and coverage
Every figure below is an aggregate for the suburb boundary. “Not mapped” means LayeredGeo does not hold a source layer covering this suburb; it is never an all-clear for a particular property.
| 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 |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 6 September 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
What a $9 report adds for a Buln Buln East address
This page is the suburb; the report is your lot. For any Buln Buln East address it resolves, on the lot boundary:
- The zone and every planning overlay that touches the lot, in the scheme's own labels
- Which flood overlay categories reach the lot
- Whether the lot is in bushfire-prone mapping, and what that triggers for a build
- Whether the lot, or a neighbour, is one of the 1 heritage-listed place on record
- A coverage disclosure: exactly which layers were, and were not, assessed
The interactive map is free - check an address below.
Geotechnical desktop report for a Buln Buln East lot
The planning report tells you what you may build. The geotechnical desktop report tells you what the ground under a Buln Buln East address is likely to do - before you pay for a site investigation.
- Mapped geology and soil landscape on the lot
- Indicative AS 2870 site class, with the evidence behind it
- Nearby bore logs and groundwater records
- Acid sulfate soil and reactive clay screening
- Contours, slope and site elevation
- What the desktop evidence cannot tell you, stated plainly
Check a specific Buln Buln East 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 →Buln Buln East planning - frequently asked
Where can I see a flood map of Buln Buln East?
The schematic on this page is a Buln Buln East flood map: the mapped flood overlays drawn over the suburb's terrain and street grid. Flood lines vary block to block, so for a specific property use the free interactive map - search any Buln Buln East address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Buln Buln East flood-prone?
Flood mapping covers Buln Buln East and none of the suburb falls within a mapped flood overlay (the council-wide suburb average is 6%). Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Buln Buln East bushfire-prone?
Around 100% of Buln Buln East is mapped as bushfire-prone, compared with a Baw Baw average of 100%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Buln Buln East?
The dominant planning zone in Buln Buln East is Farming Zone (FZ), though the suburb also includes Public Conservation and Resource Zone (PCRZ). Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Buln Buln East have heritage-listed places?
Buln Buln East has 1 heritage-listed place on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.
What is the typical lot size in Buln Buln East?
Across 115 surveyed parcels in Buln Buln East, the median lot size is about 153,655 m². There are also 40 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.
What is the population of Buln Buln East?
At the 2021 Census Buln Buln East had 182 usual residents, with a median age of 50 and an average household size of 2.6 people. The wider Mount Baw Baw Region statistical area, which contains Buln Buln East, went from 5,736 people in 2001 to 6,750 in 2025, up 18%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Buln Buln East alone.
Is Buln Buln East an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Buln Buln East scores 1040 and sits in decile 8 of 10 nationally and decile 8 within Victoria - decile 1 being the most disadvantaged tenth of Australian suburbs and decile 10 the least. The national average score is 1000. SEIFA summarises income, education, occupation and housing across the whole suburb, so it describes the area, not any particular household in it.
What is the median household income in Buln Buln East?
Median household income in Buln Buln East was $1,812 a week at the 2021 Census, against $1,614 for the typical suburb in Baw Baw. Median rent was $250 a week and the median mortgage repayment $1,900 a month. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a Buln Buln East property?
A Buln Buln East planning report pulls every overlay - zoning, flood, bushfire, heritage, environmental and noise - that touches a single lot, on live council and state data. The interactive map preview is free; the full PDF report is $9.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Crossover | 3.8 km | <1% | 100% |
| Nilma North | 5.7 km | 3% | 100% |
| Buln Buln | 6.0 km | 1% | 100% |
| Shady Creek | 6.3 km | 5% | 100% |
| Neerim South | 7.1 km | <1% | 100% |
| Lillico | 7.2 km | <1% | 100% |
| Rokeby | 7.4 km | 9% | 100% |
| Bravington | 7.9 km | 9% | 100% |
| Brandy Creek | 9.2 km | 2% | 100% |
| Neerim East | 9.6 km | 0% | 100% |