Tolmie flood map & planning overlays
Tolmie: 31.4% environmental overlay, 5th of 53 in Wangaratta.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Tolmie
(Wangaratta, VIC) - 249.91 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.
Constraint readout
249.91 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Tolmie's boundary, with the flood, bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Tolmie
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
typical observed square 1 a day
Night movements: observed, lowest 7,500 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.
Tolmie at a glance
How Tolmie is zoned
Selling in Tolmie? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 249.91 km², Tolmie 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. The dominant land-use zone is Public Conservation and Resource Zone (PCRZ). The median lot measures about 44,357 m² across 619 parcels.
Who lives in Tolmie
Census 2021 figures published by the ABS for the Tolmie 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 991, and decile 5 within Victoria. The national average is 1000.
Age profile
Share of Tolmie's 547 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Mansfield (Vic.), the wider ABS statistical area containing Tolmie. There is no annual population series published at suburb level, so this describes the surrounding area rather than Tolmie itself.
6,907 in 2001 to 11,324 in 2025, up 64%.
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.
Tolmie 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 Tolmie 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 →The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and the indicative soil reactivity range to expect for a Tolmie lot.
Tolmie planning - frequently asked
Is Tolmie flood-prone?
Flood mapping covers Tolmie and none of the suburb falls within a mapped flood overlay (the council-wide suburb average is 17%).
Is Tolmie bushfire-prone?
Around 100% of Tolmie is mapped as bushfire-prone, compared with a Wangaratta average of 99%.
Is Tolmie under a flight path?
Aircraft were observed over about 15% of Tolmie in the period sampled, but only above 3,000 ft - the lowest measured was 3,000 ft. 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 Tolmie?
The dominant planning zone in Tolmie is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Farming Zone (FZ) and Rural Living Zone (RLZ1).
Does Tolmie have heritage-listed places?
No heritage-listed places are on record within Tolmie.
What is the typical lot size in Tolmie?
Across 619 surveyed parcels in Tolmie, the median lot size is about 44,357 m². There are also 358 registered easements mapped in the suburb.
What is the population of Tolmie?
At the 2021 Census Tolmie had 547 usual residents, with a median age of 52 and an average household size of 2.3 people. The wider Mansfield (Vic.) statistical area, which contains Tolmie, went from 6,907 people in 2001 to 11,324 in 2025, up 64%.
Is Tolmie an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Tolmie scores 991 and sits in decile 6 of 10 nationally and decile 5 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Tolmie?
Median household income in Tolmie was $1,353 a week at the 2021 Census, against $1,531 for the typical suburb in Wangaratta. Median rent was $300 a week and the median mortgage repayment $1,300 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Archerton Benalla |
10.8 km | Not mapped | 100% |
| Whitlands | 12.7 km | 0% | 100% |
| Barwite Mansfield |
13.0 km | 3% | 100% |
| Cheshunt | 15.4 km | 5% | 100% |
| Cheshunt South | 15.6 km | 2% | 100% |
| Bridge Creek Mansfield |
17.9 km | <1% | 100% |
| Merrijig (Mount Buller) Mansfield |
18.5 km | 1% | 100% |
| Myrrhee | 18.7 km | 1% | 100% |
| Whitfield | 20.5 km | 13% | 100% |
| Tatong Benalla |
20.8 km | 2% | 100% |