Carrum Downs flood map & planning overlays
Carrum Downs: 21,976 residents on 530 m² lots, 20.3% flood.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Carrum Downs
(Frankston, VIC) - 20.22 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.
Constraint readout
20.22 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Carrum Downs'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 Carrum Downs
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
typical observed square 3 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.
Carrum Downs at a glance
How Carrum Downs is zoned
Selling in Carrum Downs? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 20.22 km², Carrum Downs is highly constrained by planning overlays. About 20% of the suburb sits within a mapped flood overlay, and 40% is flagged bushfire-prone. There are 2 heritage-listed sites on record, and the dominant land-use zone is Residential 1 Zone (R1Z). The median lot measures about 530 m² across 12,493 parcels.
Who lives in Carrum Downs
Census 2021 figures published by the ABS for the Carrum Downs 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 950, and decile 2 within Victoria. The national average is 1000.
Age profile
Share of Carrum Downs's 21,976 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Carrum Downs, the wider ABS statistical area containing Carrum Downs. There is no annual population series published at suburb level, so this describes the surrounding area rather than Carrum Downs itself.
15,419 in 2001 to 23,464 in 2025, up 52%.
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.
Carrum Downs 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 Carrum Downs 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 100% of Carrum Downs. 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 Carrum Downs lot.
Carrum Downs planning - frequently asked
Is Carrum Downs flood-prone?
About 20% of Carrum Downs falls within a mapped flood overlay, against the council-wide suburb average of 11%.
Is Carrum Downs bushfire-prone?
Around 40% of Carrum Downs is mapped as bushfire-prone, compared with a Frankston average of 58%.
Is Carrum Downs under a flight path?
Aircraft were observed below 3,000 ft over about 100% of Carrum Downs, 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 8 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 Carrum Downs?
The dominant planning zone in Carrum Downs is Residential 1 Zone (R1Z), though the suburb also includes Public Use Zone (PUZ1) and Industrial 1 Zone (IN1Z).
Does Carrum Downs have heritage-listed places?
Carrum Downs has 2 heritage-listed places on record.
What is the typical lot size in Carrum Downs?
Across 12,493 surveyed parcels in Carrum Downs, the median lot size is about 530 m². There are also 4,740 registered easements mapped in the suburb.
Does Carrum Downs have a train station?
There is no train station inside Carrum Downs itself. The suburb is served by 105 bus stops.
What is the population of Carrum Downs?
At the 2021 Census Carrum Downs had 21,976 usual residents, with a median age of 36 and an average household size of 2.5 people. The wider Carrum Downs statistical area, which contains Carrum Downs, went from 15,419 people in 2001 to 23,464 in 2025, up 52%.
Is Carrum Downs an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Carrum Downs scores 950 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 Carrum Downs?
Median household income in Carrum Downs was $1,658 a week at the 2021 Census, against $1,919 for the typical suburb in Frankston. Median rent was $370 a week and the median mortgage repayment $1,733 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Seaford | 3.1 km | 30% | 42% |
| Frankston North | 3.3 km | 2% | 67% |
| Sandhurst | 3.5 km | Not mapped | 10% |
| Skye | 3.5 km | Not mapped | 89% |
| Patterson Lakes Kingston |
4.2 km | 38% | 17% |
| Carrum Kingston |
4.8 km | 21% | <1% |
| Bangholme Greater Dandenong |
5.6 km | 11% | 60% |
| Bonbeach Kingston |
5.7 km | 31% | 11% |
| Lyndhurst Greater Dandenong |
5.8 km | 4% | 50% |
| Cranbourne West Casey |
6.5 km | 2% | 29% |