Gisborne flood map & planning overlays

The schematic on this page is a Gisborne flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 3% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Gisborne address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.

About 3% of Gisborne falls within a mapped flood overlay, against the council-wide suburb average of 2%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.

Around 100% of Gisborne is mapped as bushfire-prone, compared with a Macedon Ranges average of 100%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.

The dominant planning zone in Gisborne is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Rural Conservation Zone (RCZ3) and Rural Living Zone (RLZ3). Zoning sets what you can build and do on a site, and can differ lot by lot.

Gisborne has 40 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.

Across 5,898 surveyed parcels in Gisborne, the median lot size is about 963 m². There are also 3,715 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.

There is no train station inside Gisborne itself. The suburb is served by 54 bus stops.

At the 2021 Census Gisborne had 10,142 usual residents, with a median age of 39 and an average household size of 2.8 people. The wider Gisborne statistical area, which contains Gisborne, went from 9,055 people in 2001 to 15,959 in 2025, up 76%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Gisborne alone.

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Gisborne scores 1067 and sits in decile 9 of 10 nationally and decile 9 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.

Median household income in Gisborne was $2,294 a week at the 2021 Census, against $2,090 for the typical suburb in Macedon Ranges. Median rent was $423 a week and the median mortgage repayment $2,167 a month. These are 2021 Census figures and have not been indexed to today.

A Gisborne 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.