Gardenvale flood map & planning overlays
A planning-constraint profile of Gardenvale
(Glen Eira, VIC) - 0.26 km², mapped from live council and
state overlay data. This suburb is moderately 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
0.26 km² - this suburb is moderately constrained by planning overlays.
Elevation hillshade with street names, clipped to Gardenvale'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
Gardenvale at a glance
How Gardenvale is zoned
Selling in Gardenvale? 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 Gardenvale address.
Across its 0.26 km², Gardenvale is moderately constrained by planning overlays. About 28% of the suburb sits within a mapped flood overlay. The dominant land-use zone is Neighbourhood Residential Zone (NRZ1). The median lot measures about 746 m² across 805 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 Gardenvale
Census 2021 figures published by the ABS for the Gardenvale 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 1094, and decile 10 within Victoria. The national average is 1000.
Age profile
Share of Gardenvale's 1,019 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Elsternwick, the wider ABS statistical area containing Gardenvale. There is no annual population series published at suburb level, so this describes the surrounding area rather than Gardenvale itself.
10,340 in 2001 to 12,827 in 2025, up 24%.
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.
Gardenvale 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 Gardenvale address
This page is the suburb; the report is your lot. For any Gardenvale 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
- 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 Gardenvale lot
The planning report tells you what you may build. The geotechnical desktop report tells you what the ground under a Gardenvale 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 Gardenvale 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 →Gardenvale planning - frequently asked
Where can I see a flood map of Gardenvale?
The schematic on this page is a Gardenvale flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 28% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Gardenvale address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Gardenvale flood-prone?
About 28% of Gardenvale falls within a mapped flood overlay, against the council-wide suburb average of 12%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Gardenvale bushfire-prone?
Bushfire mapping covers Gardenvale and little to none of it is mapped as bushfire-prone. Always confirm for the exact lot, as mapping can change.
What is the zoning in Gardenvale?
The dominant planning zone in Gardenvale is Neighbourhood Residential Zone (NRZ1), though the suburb also includes Transport Zone (TRZ2) and Commercial 2 Zone (C2Z). Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Gardenvale have heritage-listed places?
No heritage-listed places are on record within Gardenvale. Even so, it is worth confirming for an individual property before any works.
What is the typical lot size in Gardenvale?
Across 805 surveyed parcels in Gardenvale, the median lot size is about 746 m². There are also 130 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 Gardenvale have a train station?
There is no train station inside Gardenvale itself. The suburb is served by 9 bus stops.
What is the population of Gardenvale?
At the 2021 Census Gardenvale had 1,019 usual residents, with a median age of 39 and an average household size of 2.1 people. The wider Elsternwick statistical area, which contains Gardenvale, went from 10,340 people in 2001 to 12,827 in 2025, up 24%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Gardenvale alone.
Is Gardenvale an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Gardenvale scores 1094 and sits in decile 10 of 10 nationally and decile 10 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 Gardenvale?
Median household income in Gardenvale was $1,708 a week at the 2021 Census, against $2,102 for the typical suburb in Glen Eira. Median rent was $301 a week and the median mortgage repayment $2,953 a month. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a Gardenvale property?
A Gardenvale 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 |
|---|---|---|---|
| Elsternwick | 1.2 km | 7% | 0% |
| Caulfield South | 1.4 km | 14% | 0% |
| Brighton Bayside |
1.7 km | 12% | 0% |
| Caulfield | 2.1 km | 1% | 0% |
| Brighton East Bayside |
2.1 km | 8% | 0% |
| Ripponlea Port Phillip |
2.5 km | 16% | 0% |
| Elwood Port Phillip |
2.8 km | 43% | 0% |
| Glen Huntly | 2.9 km | 0% | 0% |
| Mckinnon | 3.0 km | 27% | 0% |
| Ormond | 3.2 km | 16% | 0% |