Wellsford flood map & planning overlays
Wellsford's 8 ha conservation lots are fully bushfire-mapped, median 47.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Wellsford
(Greater Bendigo, VIC) - 35.27 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 25 October 2026.
Constraint readout
35.27 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Wellsford's boundary, with the flood, bushfire and environmental overlays drawn on top. Amber hatching is the published aircraft noise (ANEF) contour. 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 Wellsford
The ANEF contour is a published planning forecast and observed overflight is what a sampled tracking feed recorded - neither describes any individual property.
Inside an aircraft noise contour
2% of the suburb's land sits inside a published ANEF or airport-environs contour. Contours vary street by street, so whether a particular lot is inside one needs a property-level check.
Contours held
- Victorian Airport Environs Overlay
Observed overflight - sampled 4 Sep to 24 Oct 2026
Night movements: observed, lowest 2,000 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.
Wellsford at a glance
How Wellsford is zoned
Selling in Wellsford? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 35.27 km², Wellsford 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 is 1 heritage-listed site on record, and the dominant land-use zone is Public Conservation and Resource Zone (PCRZ). The median lot measures about 80,972 m² across 131 parcels.
Who lives in Wellsford
Census 2021 figures published by the ABS for the Wellsford 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 1000, and decile 6 within Victoria. The national average is 1000.
Age profile
Share of Wellsford's 144 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Bendigo Surrounds - North, the wider ABS statistical area containing Wellsford. There is no annual population series published at suburb level, so this describes the surrounding area rather than Wellsford itself.
3,900 in 2001 to 5,505 in 2025, up 41%.
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.
Wellsford 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) | Inside a held contour | 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 25 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 Wellsford 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 Wellsford lot.
Wellsford planning - frequently asked
Is Wellsford flood-prone?
Flood mapping covers Wellsford and less than 1% of the suburb falls within a mapped flood overlay (the council-wide suburb average is 10%).
Is Wellsford bushfire-prone?
Around 100% of Wellsford is mapped as bushfire-prone, compared with a Greater Bendigo average of 89%.
Is Wellsford affected by aircraft noise?
About 2% of Wellsford 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.
Is Wellsford under a flight path?
Aircraft were observed over about 12% of Wellsford in the period sampled, but only above 3,000 ft - the lowest measured was 5,500 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 Wellsford?
The dominant planning zone in Wellsford is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Farming Zone (FZ1) and Rural Living Zone (RLZ1).
Does Wellsford have heritage-listed places?
Wellsford has 1 heritage-listed place on record.
What is the typical lot size in Wellsford?
Across 131 surveyed parcels in Wellsford, the median lot size is about 80,972 m². There are also 2 registered easements mapped in the suburb.
What is the population of Wellsford?
At the 2021 Census Wellsford had 144 usual residents, with a median age of 47 and an average household size of 2.6 people. The wider Bendigo Surrounds - North statistical area, which contains Wellsford, went from 3,900 people in 2001 to 5,505 in 2025, up 41%.
Is Wellsford an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Wellsford scores 1000 and sits in decile 6 of 10 nationally and decile 6 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Wellsford?
Median household income in Wellsford was $1,421 a week at the 2021 Census, against $1,543 for the typical suburb in Greater Bendigo. Median rent was $200 a week and the median mortgage repayment $1,733 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Ascot (Bendigo) | 2.8 km | 14% | 86% |
| East Bendigo | 4.0 km | 9% | 75% |
| Epsom | 5.3 km | 59% | 74% |
| White Hills | 5.6 km | 17% | 72% |
| Junortoun | 5.9 km | 5% | 100% |
| Strathdale | 6.9 km | 4% | 56% |
| Longlea | 7.1 km | 0% | 100% |
| Jackass Flat | 7.2 km | 9% | 89% |
| Huntly | 7.2 km | 36% | 99% |
| North Bendigo | 7.8 km | 9% | 46% |