Step 1: get the free Planning Property Report
Go to VicPlan, the Victorian Government’s planning map, and search the address. Download the Planning Property Report. It’s free, takes a minute, and lists every zone and overlay on the land.
The report is not a formal planning certificate, but it’s the quickest way to see whether a flood overlay applies.
Step 2: look for the three flood overlays
| Overlay | What it means in plain English |
|---|---|
| Land Subject to Inundation Overlay (LSIO) | The land can flood when rivers, creeks or open drains overflow, usually in a 1-in-100-year flood. |
| Floodway Overlay (FO) | The most dangerous part of a floodplain, where floodwater actively flows. |
| Special Building Overlay (SBO) | Stormwater can flow over the ground here when the underground drains are full. |
If one of these appears, the property has a mapped flood or overland-flow risk. All three usually mean a planning permit is needed to build or extend, and the council refers the application to the floodplain authority, which is Melbourne Water in its area.
Step 3: find out how high the water could get
For properties in Melbourne Water’s area, a flood level certificate gives the estimated height of a flood with a 1% chance of happening in any year. It’s valid for three months and is ordered for a small fee through LANDATA or a settlement provider. For property-specific questions, Melbourne Water’s number is 131 722.
Outside Melbourne, ask the local council: many publish their own flood maps and studies.
Step 4: check the paperwork and the insurance
- Section 32 (Vendor Statement): it lists zoning and planning information for the property, so read it alongside the Planning Property Report.
- The agent’s due diligence checklist: in Victoria, agents must make it available at inspections, and it covers flood and fire risk.
- Insurance: before you commit, ask an insurer for a quote that includes flood cover. Whether flood is covered, capped or excluded varies by policy, so read the Product Disclosure Statement. Understand Insurance explains how flood cover works.
No overlay doesn’t guarantee no risk. Overlays show known, mapped risks, and mapping changes. Melbourne Water has been publishing draft stormwater flood maps area by area.
How MapView helps
MapView’s Must Knows check flood risk, bushfire, heritage, easements on the title and more for any Victorian address, each marked Clear or Flagged, in about a minute and standing on the footpath. Use it to decide which homes deserve a closer look, then confirm with the official sources above.
Common questions
Is the VicPlan Planning Property Report free?
Yes. Search any address in VicPlan and download the Planning Property Report at no cost. It shows the zones and overlays, including flood overlays. It is not a formal planning certificate.
What is the difference between LSIO, FO and SBO?
LSIO marks land that can flood when rivers, creeks or open drains overflow, usually in a 1-in-100-year flood. FO marks the most dangerous part of a floodplain, where floodwater actively flows. SBO marks areas where stormwater flows over the ground when underground drains are full.
Can I still build or extend on a property with a flood overlay?
Usually, but a planning permit is normally needed, and the council refers the application to the floodplain authority, Melbourne Water in its area. Conditions such as minimum floor heights are common.
Does no flood overlay mean the property can't flood?
No. Overlays show known, mapped risks. Mapping is being updated, and Melbourne Water has been publishing draft stormwater flood maps area by area, so check with the council and Melbourne Water too.
This guide is general information, not legal or financial advice. Rules and official tools change, so check the sources below and talk to your conveyancer or solicitor before you commit.
