Epsom flood map & planning overlays
Epsom has 41 bus stops and 58.8% flood mapping, 3rd in Greater Bendigo.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Epsom
(Greater Bendigo, VIC) - 10.66 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 25 October 2026.
Constraint readout
10.66 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Epsom'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 Epsom
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
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.
Epsom at a glance
How Epsom is zoned
Selling in Epsom? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 10.66 km², Epsom is highly constrained by planning overlays. About 59% of the suburb sits within a mapped flood overlay, and 74% is flagged bushfire-prone. There are 7 heritage-listed sites on record, and the dominant land-use zone is General Residential Zone (GRZ). The median lot measures about 707 m² across 2,810 parcels.
Who lives in Epsom
Census 2021 figures published by the ABS for the Epsom 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 957, and decile 3 within Victoria. The national average is 1000.
Age profile
Share of Epsom's 5,014 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of White Hills - Ascot, the wider ABS statistical area containing Epsom. There is no annual population series published at suburb level, so this describes the surrounding area rather than Epsom itself.
6,171 in 2001 to 16,095 in 2025, up 161%.
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.
Epsom 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 Epsom 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 Epsom lot.
Epsom planning - frequently asked
Is Epsom flood-prone?
About 59% of Epsom falls within a mapped flood overlay, against the council-wide suburb average of 10%.
Is Epsom bushfire-prone?
Around 74% of Epsom is mapped as bushfire-prone, compared with a Greater Bendigo average of 89%.
Is Epsom under a flight path?
Aircraft were observed over about 21% of Epsom in the period sampled, but only above 3,000 ft - the lowest measured was 6,000 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 Epsom?
The dominant planning zone in Epsom is General Residential Zone (GRZ), though the suburb also includes Farming Zone (FZ1) and Public Use Zone (PUZ1).
Does Epsom have heritage-listed places?
Epsom has 7 heritage-listed places on record.
What is the typical lot size in Epsom?
Across 2,810 surveyed parcels in Epsom, the median lot size is about 707 m². There are also 1,151 registered easements mapped in the suburb.
Does Epsom have a train station?
Yes - Epsom has 1 train station: Epsom Station. It is also served by 41 bus stops.
What is the population of Epsom?
At the 2021 Census Epsom had 5,014 usual residents, with a median age of 32 and an average household size of 2.7 people. The wider White Hills - Ascot statistical area, which contains Epsom, went from 6,171 people in 2001 to 16,095 in 2025, up 161%.
Is Epsom an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Epsom scores 957 and sits in decile 4 of 10 nationally and decile 3 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Epsom?
Median household income in Epsom was $1,714 a week at the 2021 Census, against $1,543 for the typical suburb in Greater Bendigo. Median rent was $340 a week and the median mortgage repayment $1,473 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Ascot (Bendigo) | 2.6 km | 14% | 86% |
| Jackass Flat | 3.0 km | 9% | 89% |
| White Hills | 3.1 km | 17% | 72% |
| Eaglehawk | 4.2 km | 5% | 86% |
| East Bendigo | 4.5 km | 9% | 75% |
| North Bendigo | 4.9 km | 9% | 46% |
| Huntly | 4.9 km | 36% | 99% |
| Eaglehawk North | 5.1 km | 4% | 100% |
| Wellsford | 5.3 km | <1% | 100% |
| California Gully | 5.5 km | 3% | 52% |