Greenvale flood map & planning overlays

The schematic on this page is a Greenvale flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 6% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Greenvale address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.

About 6% of Greenvale falls within a mapped flood overlay, against the council-wide suburb average of 4%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.

Around 59% of Greenvale is mapped as bushfire-prone, compared with a Hume average of 45%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.

About 18% of Greenvale sits inside a published aircraft noise contour. ANEF contours are forecasts published per airport and used to control noise-sensitive development; they are not a measurement at any one house, and a property can sit under a flight path and outside every contour.

The dominant planning zone in Greenvale is Public Conservation and Resource Zone (PCRZ), though the suburb also includes General Residential Zone (GRZ1) and Public Use Zone (PUZ1). Zoning sets what you can build and do on a site, and can differ lot by lot.

Greenvale has 16 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 10,828 surveyed parcels in Greenvale, the median lot size is about 478 m². There are also 4,768 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 Greenvale itself. The suburb is served by 80 bus stops.

At the 2021 Census Greenvale had 21,274 usual residents, with a median age of 35 and an average household size of 3.2 people. The wider Greenvale - Bulla statistical area, which contains Greenvale, went from 9,950 people in 2001 to 26,757 in 2025, up 169%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Greenvale alone.

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Greenvale scores 1034 and sits in decile 8 of 10 nationally and decile 8 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 Greenvale was $2,262 a week at the 2021 Census, against $1,683 for the typical suburb in Hume. Median rent was $430 a week and the median mortgage repayment $2,167 a month. These are 2021 Census figures and have not been indexed to today.

A Greenvale 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.