Coomoora flood map & planning overlays
Coomoora is young by Hepburn standards, median 44, joint 5th-lowest.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Coomoora
(Hepburn, VIC) - 8.62 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 25 October 2026.
Constraint readout
8.62 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Coomoora'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 Coomoora
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 0 a day
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.
Coomoora at a glance
How Coomoora is zoned
Selling in Coomoora? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 8.62 km², Coomoora is highly constrained by planning overlays. About 4% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 6 heritage-listed sites on record, and the dominant land-use zone is Farming Zone (FZ2). The median lot measures about 4,861 m² across 233 parcels.
Who lives in Coomoora
Census 2021 figures published by the ABS for the Coomoora 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 999, and decile 5 within Victoria. The national average is 1000.
Age profile
Share of Coomoora's 308 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Daylesford, the wider ABS statistical area containing Coomoora. There is no annual population series published at suburb level, so this describes the surrounding area rather than Coomoora itself.
8,201 in 2001 to 10,342 in 2025, up 26%.
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.
Coomoora 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 25 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 Coomoora 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 Coomoora lot.
Coomoora planning - frequently asked
Is Coomoora flood-prone?
About 4% of Coomoora falls within a mapped flood overlay, against the council-wide suburb average of 7%.
Is Coomoora bushfire-prone?
Around 100% of Coomoora is mapped as bushfire-prone, compared with a Hepburn average of 100%.
Is Coomoora under a flight path?
Aircraft were observed over about 41% of Coomoora in the period sampled, but only above 3,000 ft - the lowest measured was 2,500 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 Coomoora?
The dominant planning zone in Coomoora is Farming Zone (FZ2), though the suburb also includes Rural Living Zone (RLZ1) and Public Conservation and Resource Zone (PCRZ).
Does Coomoora have heritage-listed places?
Coomoora has 6 heritage-listed places on record.
What is the typical lot size in Coomoora?
Across 233 surveyed parcels in Coomoora, the median lot size is about 4,861 m². There are also 25 registered easements mapped in the suburb.
What is the population of Coomoora?
At the 2021 Census Coomoora had 308 usual residents, with a median age of 44 and an average household size of 2.7 people. The wider Daylesford statistical area, which contains Coomoora, went from 8,201 people in 2001 to 10,342 in 2025, up 26%.
Is Coomoora an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Coomoora scores 999 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 Coomoora?
Median household income in Coomoora was $1,562 a week at the 2021 Census, against $1,400 for the typical suburb in Hepburn. Median rent was $300 a week and the median mortgage repayment $1,509 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Daylesford | 3.9 km | 8% | 100% |
| Wheatsheaf | 4.3 km | 12% | 100% |
| Musk | 4.4 km | <1% | 100% |
| Hepburn Springs | 4.5 km | 5% | 100% |
| Dry Diggings | 4.8 km | <1% | 100% |
| Porcupine Ridge | 5.7 km | 3% | 100% |
| Hepburn | 6.2 km | 7% | 100% |
| Musk Vale | 6.5 km | 9% | 100% |
| Elevated Plains | 6.8 km | 4% | 100% |
| Sailors Hill | 7.0 km | 11% | 100% |