Carrum Downs flood map & planning overlays
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 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
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. It shows where constraints fall; the interactive map shows them on your exact address.
Nearby suburbs, nearest first
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 - a $9 planning report pulls them at the lot level for any Carrum Downs address.
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 12,461 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 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: 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.
Carrum Downs 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 Carrum Downs address
This page is the suburb; the report is your lot. For any Carrum Downs 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 2 heritage-listed places on record
- Walking distance to the nearest bus stop
- 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 Carrum Downs lot
The planning report tells you what you may build. The geotechnical desktop report tells you what the ground under a Carrum Downs 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 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 →Carrum Downs planning - frequently asked
Where can I see a flood map of Carrum Downs?
The schematic on this page is a Carrum Downs flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 20% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Carrum Downs address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Carrum Downs flood-prone?
About 20% of Carrum Downs falls within a mapped flood overlay, against the council-wide suburb average of 7%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Carrum Downs bushfire-prone?
Around 40% of Carrum Downs is mapped as bushfire-prone, compared with a Frankston average of 60%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
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). Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Carrum Downs have heritage-listed places?
Carrum Downs has 2 heritage-listed places 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 Carrum Downs?
Across 12,461 surveyed parcels in Carrum Downs, the median lot size is about 530 m². There are also 4,737 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.
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%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Carrum Downs alone.
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 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 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. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a Carrum Downs property?
A Carrum Downs 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 |
|---|---|---|---|
| Seaford | 3.1 km | 30% | 42% |
| Frankston North | 3.3 km | 2% | 67% |
| Sandhurst | 3.5 km | 0% | 10% |
| Skye | 3.5 km | 0% | 89% |
| Patterson Lakes Kingston |
4.2 km | 36% | 17% |
| Carrum Kingston |
4.8 km | 19% | <1% |
| Bangholme Greater Dandenong |
5.6 km | 10% | 60% |
| Bonbeach Kingston |
5.7 km | 30% | 11% |
| Lyndhurst Greater Dandenong |
5.8 km | 4% | 50% |
| Cranbourne West Casey |
6.5 km | 2% | 29% |