Osbornes Flat flood map & planning overlays
Osbornes Flat households bring in $2,266, runner-up in Indigo.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Osbornes Flat
(Indigo, VIC) - 12.17 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.
Constraint readout
12.17 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Osbornes Flat's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Osbornes Flat
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 9,000 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.
Osbornes Flat at a glance
How Osbornes Flat is zoned
Selling in Osbornes Flat? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 12.17 km², Osbornes Flat is highly constrained by planning overlays. About 6% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 3 heritage-listed sites on record, and the dominant land-use zone is Farming Zone (FZ). The median lot measures about 29,686 m² across 204 parcels.
Who lives in Osbornes Flat
Census 2021 figures published by the ABS for the Osbornes Flat 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 1079, and decile 10 within Victoria. The national average is 1000.
Age profile
Share of Osbornes Flat's 285 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Yackandandah, the wider ABS statistical area containing Osbornes Flat. There is no annual population series published at suburb level, so this describes the surrounding area rather than Osbornes Flat itself.
3,997 in 2001 to 5,498 in 2025, up 38%.
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.
Osbornes Flat 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 Osbornes Flat 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 Osbornes Flat lot.
Osbornes Flat planning - frequently asked
Is Osbornes Flat flood-prone?
About 6% of Osbornes Flat falls within a mapped flood overlay, against the council-wide suburb average of 15%.
Is Osbornes Flat bushfire-prone?
Around 100% of Osbornes Flat is mapped as bushfire-prone, compared with a Indigo average of 99%.
Is Osbornes Flat under a flight path?
No aircraft were observed over Osbornes Flat 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 Osbornes Flat?
The dominant planning zone in Osbornes Flat is Farming Zone (FZ), though the suburb also includes Rural Living Zone (RLZ) and Public Conservation and Resource Zone (PCRZ).
Does Osbornes Flat have heritage-listed places?
Osbornes Flat has 3 heritage-listed places on record.
What is the typical lot size in Osbornes Flat?
Across 204 surveyed parcels in Osbornes Flat, the median lot size is about 29,686 m². There are also 160 registered easements mapped in the suburb.
What is the population of Osbornes Flat?
At the 2021 Census Osbornes Flat had 285 usual residents, with a median age of 45 and an average household size of 2.9 people. The wider Yackandandah statistical area, which contains Osbornes Flat, went from 3,997 people in 2001 to 5,498 in 2025, up 38%.
Is Osbornes Flat an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Osbornes Flat scores 1079 and sits in decile 10 of 10 nationally and decile 10 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Osbornes Flat?
Median household income in Osbornes Flat was $2,266 a week at the 2021 Census, against $1,711 for the typical suburb in Indigo. Median rent was $220 a week and the median mortgage repayment $2,039 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Allans Flat | 4.5 km | 4% | 100% |
| Yackandandah | 4.6 km | <1% | 100% |
| Kergunyah | 8.0 km | 6% | 100% |
| Staghorn Flat | 9.1 km | 11% | 100% |
| Kiewa | 11.4 km | 18% | 100% |
| Bruarong | 11.7 km | Not mapped | 100% |
| Leneva Wodonga |
13.2 km | 1% | 99% |
| Stanley | 13.7 km | Not mapped | 100% |
| Glen Creek Alpine |
13.8 km | Not mapped | 100% |
| Wooragee | 14.5 km | Not mapped | 100% |