Areas / Moyne / Garvoc

Garvoc flood map & planning overlays

Garvoc is a young farm crowd, median 35, on 13,870 m² lots.

Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.

A planning-constraint profile of Garvoc (Moyne, VIC) - 103.29 km², mapped from live council and state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.

Elevation hillshade with street names, clipped to Garvoc'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 Garvoc

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

Under observed aircraft
59%
of the suburb, at or below 10,000 ft
Below 3,000 ft
28%
of the suburb's area
Lowest measured
500 ft
averaging 3,500 ft
Busiest square
~1 a day
1 a day below 3,000 ft · ±29% · area average
typical observed square 1 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.

Garvoc at a glance

Parcels 648 Median lot 13,870 m² Mapped easements 80

How Garvoc is zoned

Farming Zone (FZ) 82%
Farming Zone (FZ1) 17%
Township Zone (TZ) 1%
Transport Zone (TRZ2) 1%
Public Park and Recreation Zone (PPRZ) 0%

Selling in Garvoc? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.

Across its 103.29 km², Garvoc 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 2 heritage-listed sites on record, and the dominant land-use zone is Farming Zone (FZ). The median lot measures about 13,870 m² across 648 parcels.

Who lives in Garvoc

Census 2021 figures published by the ABS for the Garvoc suburb boundary itself, not a wider region.

Population
248
usual residents, 2021
Median age
35
years
Median household income
$1,468
per week, Moyne suburb typical $1,699
Median rent
$200
per week, Moyne suburb typical $200
Median mortgage
$1,200
per month
Household size
2.7
people, average

Socio-economic standing

ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.

Advantage and disadvantage (IRSAD) Decile 6
most disadvantagedleast disadvantaged

Score 996, and decile 5 within Victoria. The national average is 1000.

Relative disadvantage (IRSD) Decile 6
most disadvantagedleast disadvantaged

Age profile

Share of Garvoc's 248 residents in each ABS age band.

0-4 11.2%
5-14 10.0%
15-19 7.9%
20-24 3.3%
25-34 17.5%
35-44 10.4%
45-54 12.9%
55-64 12.1%
65-74 10.4%
75-84 2.9%
85+ 1.2%

Population trend, 2001 to 2025

Estimated resident population of Moyne - East, the wider ABS statistical area containing Garvoc. There is no annual population series published at suburb level, so this describes the surrounding area rather than Garvoc itself.

6,718 in 2001 to 7,136 in 2025, up 6%.

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.

Garvoc data sources and coverage

“Not mapped” means we hold no source layer for this suburb - never an all-clear.

DatasetCoveragePublisher
Flood mappingMappedVicmap Planning and Victorian Government spatial services
Bushfire-prone mappingMappedVicmap Planning and Victorian Government spatial services
ZoningMappedVicmap Planning and Victorian Government spatial services
Heritage and environmentMapped where publishedVicmap Planning and Victorian Government spatial services
Aircraft noise contours (ANEF)Not heldVicmap Planning and Victorian Government spatial services, Defence
Observed flight pathsObservedadsb.lol, under the Open Database License
DemographicsAvailableAustralian 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 Garvoc 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 28% of Garvoc. 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 Garvoc lot.

Garvoc planning - frequently asked

Is Garvoc flood-prone?

About 4% of Garvoc falls within a mapped flood overlay, against the council-wide suburb average of 9%.

Is Garvoc bushfire-prone?

Around 100% of Garvoc is mapped as bushfire-prone, compared with a Moyne average of 100%.

Is Garvoc under a flight path?

Aircraft were observed below 3,000 ft over about 28% of Garvoc, and over about 59% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 24 Oct 2026). The lowest measured aircraft was at 500 ft, with an average of 3,500 ft. At the busiest point in the suburb about 1 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 Garvoc?

The dominant planning zone in Garvoc is Farming Zone (FZ), though the suburb also includes Farming Zone (FZ1) and Township Zone (TZ).

Does Garvoc have heritage-listed places?

Garvoc has 2 heritage-listed places on record.

What is the typical lot size in Garvoc?

Across 648 surveyed parcels in Garvoc, the median lot size is about 13,870 m². There are also 80 registered easements mapped in the suburb.

What is the population of Garvoc?

At the 2021 Census Garvoc had 248 usual residents, with a median age of 35 and an average household size of 2.7 people. The wider Moyne - East statistical area, which contains Garvoc, went from 6,718 people in 2001 to 7,136 in 2025, up 6%.

Is Garvoc an advantaged suburb?

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Garvoc scores 996 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 Garvoc?

Median household income in Garvoc was $1,468 a week at the 2021 Census, against $1,699 for the typical suburb in Moyne. Median rent was $200 a week and the median mortgage repayment $1,200 a month.

Compare nearby suburbs

Nearby suburbDistanceFlood mappedBushfire-prone
Terang
Corangamite		 7.2 km 0% 97%
Taroon 7.5 km 2% 100%
Panmure 8.4 km 8% 100%
Laang 9.3 km Not mapped 100%
Framlingham 10.1 km Not mapped 100%
Dixie
Corangamite		 10.6 km 0% 100%
The Sisters 10.8 km Not mapped 100%
Framlingham East 12.9 km 0% 100%
Noorat
Corangamite		 13.1 km 0% 100%
Ecklin South
Corangamite		 14.0 km Not mapped 100%

See all Moyne suburb profiles →