Mount Buffalo flood map & planning overlays
Mount Buffalo holds 3,842 ha lots, behind only Wonnangatta in Alpine.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Mount Buffalo
(Alpine, VIC) - 205.21 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.
Constraint readout
205.21 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Mount Buffalo's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Mount Buffalo
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: observed, lowest 9,500 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.
Mount Buffalo at a glance
How Mount Buffalo is zoned
Selling in Mount Buffalo? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 205.21 km², Mount Buffalo is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 19 heritage-listed sites on record, and the dominant land-use zone is Public Conservation and Resource Zone (PCRZ). The median lot measures about 38,420,894 m² across 4 parcels.
Who lives in Mount Buffalo
Census 2021 figures published by the ABS for the Mount Buffalo 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 1005, and decile 6 within Victoria. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Bright - Mount Beauty, the wider ABS statistical area containing Mount Buffalo. There is no annual population series published at suburb level, so this describes the surrounding area rather than Mount Buffalo itself.
8,111 in 2001 to 8,976 in 2025, up 11%.
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.
Mount Buffalo 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 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 Mount Buffalo 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 →Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and the indicative soil reactivity range to expect for a Mount Buffalo lot.
Mount Buffalo planning - frequently asked
Is Mount Buffalo flood-prone?
Flood mapping covers Mount Buffalo and less than 1% of the suburb falls within a mapped flood overlay (the council-wide suburb average is 8%).
Is Mount Buffalo bushfire-prone?
Around 100% of Mount Buffalo is mapped as bushfire-prone, compared with a Alpine average of 100%.
Is Mount Buffalo under a flight path?
No aircraft were observed over Mount Buffalo in the period sampled (4 Sep 2026 to 24 Oct 2026). Sampling is intermittent, so that is a floor rather than proof that none fly over. 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 Mount Buffalo?
The dominant planning zone in Mount Buffalo is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Farming Zone (FZ).
Does Mount Buffalo have heritage-listed places?
Mount Buffalo has 19 heritage-listed places on record.
What is the typical lot size in Mount Buffalo?
Across 4 surveyed parcels in Mount Buffalo, the median lot size is about 38,420,894 m². There are also 1 registered easements mapped in the suburb.
Is Mount Buffalo an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Mount Buffalo scores 1005 and sits in decile 7 of 10 nationally and decile 6 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Nug Nug | 7.4 km | 2% | 100% |
| Eurobin | 11.8 km | 15% | 100% |
| Dandongadale | 12.3 km | <1% | 100% |
| Buffalo River | 12.6 km | 15% | 100% |
| Ovens | 13.7 km | 31% | 100% |
| Porepunkah | 14.8 km | 6% | 100% |
| Havilah | 16.5 km | <1% | 100% |
| Myrtleford | 16.8 km | 17% | 100% |
| Merriang South | 17.3 km | 10% | 100% |
| Buckland | 18.7 km | 1% | 100% |