What to Look Out For in a Town That Floods in Victoria – A Guide for Buyers and Sellers
/Introduction
Buying or selling property in Victoria comes with its own set of challenges, but one of the most overlooked risks is flooding. While picturesque riverside towns have undeniable charm, they also carry higher chances of inundation. This guide draws on decades of conveyancing experience across Victoria to help buyers and sellers understand what to look out for, and which local factors may affect both the safety and value of a property.
We'll reference key towns like Shepparton, Rochester, Echuca, Wangaratta, Horsham, Traralgon, Bairnsdale, Geelong, Mooroopna, Murchison, Swan Hill, Mildura, Nagambie, Myrtleford, Sale and others. By highlighting real locations, we not only improve your understanding of flood risk but also optimise this article for anyone researching "towns that flood in Victoria" or "flood prone towns Victoria" — helping local buyers and sellers find practical information.
Why Flooding is a Big Deal in Victoria
Victoria has a complex network of rivers and floodplains, from the mighty Murray River bordering New South Wales, to the fast-rising Goulburn, Campaspe, Wimmera, Latrobe, Mitchell and Barwon Rivers. Many towns have developed on these watercourses for obvious historical reasons — access to water, fertile soils, and transport routes. But that same proximity means flood risk is often built into the town’s DNA.
Under the Sale of Land Act 1962 (Vic), sellers must provide full disclosure in a Section 32 statement, which may include information on known flooding, planning overlays or past insurance claims. But just because a disclosure exists doesn’t mean the buyer understands the full implications. That’s where local knowledge comes in.
Typical Signs a Town is Prone to Flooding
Flood Overlays and Planning Maps
Many local councils in Victoria maintain flood overlays (often labelled LSIO – Land Subject to Inundation Overlay, or FO – Floodway Overlay) that flag areas at increased risk. Always ask to see the planning property report. For example:
Shepparton, Mooroopna & Kialla all have significant LSIO areas due to the Goulburn River and its broad floodplain.
Wangaratta has overlays driven by the Ovens and King Rivers.
Traralgon features overlays around the Latrobe River.
Echuca & Swan Hill have overlays from the Murray River.
Low-Lying Geography or Flat Land Near Rivers
Town layouts can give you clues. Places like Rochester and Horsham are essentially flat, which means once the rivers break their banks, water spreads widely. Even gentle slopes are better than pancake-flat streets.
History of Flood Events
A town’s flood history is usually well documented:
Rochester: Campaspe River floods in 2011 saw 80% of properties inundated.
Shepparton & Mooroopna: severe flooding in 2022 displaced thousands.
Horsham: the Wimmera River flood in 2011 swamped 600 homes.
Wangaratta: regular issues with Ovens & King Rivers.
Mildura & Swan Hill: periodic Murray River flooding.
Traralgon: Latrobe River rose quickly in 2021 causing flash flooding.
Bairnsdale & Wy Yung: Mitchell River overflows.
Geelong: the Barwon River has caused repeated floods.
If the town has flood markers in the main street or a local museum flood gauge, that’s your biggest clue.
Raised Homes and Levees
In towns like Echuca or Nagambie, you’ll see older homes on stilts or high brick foundations. Modern subdivisions may incorporate levies and flood retarding basins. These engineering works reduce but do not eliminate risk.
What Buyers Should Check
Ask for the Flood Report
Get a flood property certificate from the local council or water authority. This details known flood levels, probability and historical events. In Victoria, this is often called a Special Flood Level or Flood Information Certificate.
Look at Insurance Premiums
Properties in Shepparton, Wangaratta or Traralgon may attract high flood insurance premiums. Some insurers even decline to cover flood altogether.
Consider Site Elevation and Drainage
Two homes on the same street may have vastly different risks depending on slight changes in elevation or how water drains. Check whether the block is lower than the road. Watch out for backyard depressions, or signs like salt marks on brickwork.
Talk to Neighbours
They’ll tell you more than any document. Ask how far up driveways the water came in the last big flood.
Building Reports
Have inspectors look for old water damage, rot or salt damp. In Rochester or Mooroopna, some homes still show scars from 2011 or 2022 even if they’ve been renovated.
What Sellers Should Be Aware Of
Disclosure Obligations
Under the Sale of Land Act, if you’re aware of flooding history or damage, you must disclose it. If the property is subject to a planning overlay like an LSIO, that will appear in the planning certificate attached to the Section 32.
Getting the Property Prepared
Tidy stormwater drains, repair old water damage and consider landscaping to divert runoff. Buyers will scrutinise these things in towns known for flooding.
Be Ready for Valuation Questions
Banks and valuers look closely at flood overlays. A property in Shepparton or Wangaratta under a LSIO may be valued lower or subject to more conservative lending ratios.
A Local Case Study
The Rochester Experience
In early 2022, buyers flocked to regional areas post-COVID. Rochester’s property prices rose despite its well-known history with the Campaspe River. A young couple purchased a charming weatherboard, only to face severe flooding that October.
Their insurer rejected the claim on grounds of pre-existing flood risk not properly disclosed by the vendor. The buyers spent tens of thousands on repairs and legal battles.
The lesson? Always secure a current flood certificate and get comprehensive insurance advice before settlement.
Other Notable Flood Towns in Victoria
Myrtleford – on the Ovens River, impacted by flash floods.
Nagambie – near Goulburn River and Nagambie Lakes, low-lying.
Sale – near the Thomson River and Macalister Irrigation District, with complex flood dynamics.
Port Fairy & Warrnambool – affected by storm surge flooding.
These towns aren’t doomed; thousands live happily there. But sensible due diligence is critical.
Planning For the Future
Climate change projections suggest more intense rainfall. Local councils are strengthening planning rules:
Greater Shepparton City Council has expanded overlays.
Campaspe Shire continues reviewing drainage post-Rochester floods.
Horsham Rural City is upgrading its early warning systems.
Wangaratta Council actively works on levees.
Check council strategic flood plans, which can affect future developments.
Conclusion: How Victorian Property Settlements Can Help
Buying or selling in towns like Shepparton, Rochester, Echuca, Wangaratta, Horsham, Traralgon or along the Murray, Goulburn, Campaspe and Wimmera Rivers requires extra care. Our office has worked in these areas for decades.
We’ll review your Section 32, chase down flood certificates, explain overlays in plain English and guide you through insurance and lender queries. If you’re thinking of buying or selling in flood-prone Victoria, get in touch.
Victorian Property Settlements – Trusted for over 25 years by Victorian buyers and sellers.