Thowgla Valley flood map & planning overlays
Thowgla Valley keeps 11 ha conservation lots, home to an older median of 57.
A planning-constraint profile of Thowgla Valley
(Towong, VIC) - 127.37 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 6 October 2026.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
127.37 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Thowgla Valley's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Thowgla Valley at a glance
How Thowgla Valley is zoned
Selling in Thowgla Valley? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 127.37 km², Thowgla Valley 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 2 heritage-listed sites on record, and the dominant land-use zone is Public Conservation and Resource Zone (PCRZ). The median lot measures about 112,211 m² across 278 parcels.
Who lives in Thowgla Valley
Census 2021 figures published by the ABS for the Thowgla Valley 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 1020, and decile 7 within Victoria. The national average is 1000.
Age profile
Share of Thowgla Valley's 70 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Towong, the wider ABS statistical area containing Thowgla Valley. There is no annual population series published at suburb level, so this describes the surrounding area rather than Thowgla Valley itself.
6,204 in 2001 to 6,155 in 2025, down 1%.
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.
Thowgla Valley 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 | Watched, not yet sampled here | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 6 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 Thowgla Valley 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 Thowgla Valley lot.
Thowgla Valley planning - frequently asked
Is Thowgla Valley flood-prone?
About 6% of Thowgla Valley falls within a mapped flood overlay, against the council-wide suburb average of 14%.
Is Thowgla Valley bushfire-prone?
Around 100% of Thowgla Valley is mapped as bushfire-prone, compared with a Towong average of 97%.
What is the zoning in Thowgla Valley?
The dominant planning zone in Thowgla Valley is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Rural Activity Zone (RAZ) and Farming Zone (FZ).
Does Thowgla Valley have heritage-listed places?
Thowgla Valley has 2 heritage-listed places on record.
What is the typical lot size in Thowgla Valley?
Across 278 surveyed parcels in Thowgla Valley, the median lot size is about 112,211 m².
What is the population of Thowgla Valley?
At the 2021 Census Thowgla Valley had 70 usual residents, with a median age of 57 and an average household size of 2.4 people. The wider Towong statistical area, which contains Thowgla Valley, went from 6,204 people in 2001 to 6,155 in 2025, down 1%.
Is Thowgla Valley an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Thowgla Valley scores 1020 and sits in decile 7 of 10 nationally and decile 7 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Thowgla Valley?
Median household income in Thowgla Valley was $1,375 a week at the 2021 Census, against $1,375 for the typical suburb in Towong. Median rent was $130 a week and the median mortgage repayment $1,275 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Colac Colac | 8.3 km | 26% | 100% |
| Corryong | 9.9 km | 30% | 98% |
| Towong Upper | 10.3 km | 14% | 100% |
| Biggara | 11.0 km | 3% | 100% |
| Cudgewa | 16.6 km | 6% | 100% |
| Towong | 17.2 km | 37% | 100% |
| Tintaldra | 24.2 km | 26% | 100% |
| Berringama | 25.9 km | Not mapped | 100% |
| Nariel Valley | 25.9 km | 2% | 100% |
| Pine Mountain | 30.0 km | 10% | 100% |