A home can sit kilometres from the river and still have a flood risk.
In Brisbane, the checks that matter are online and quick to run. Here's how we run them before any of our clients make an offer.
Four kinds of flooding, not one
Brisbane City Council tracks four types of flooding:
- River, from the Brisbane River
- Creek or waterway, from local creeks
- Storm tide, from high tides and storm surge
- Overland flow, water running across the ground after heavy rain
Most buyers only think about the river. Overland flow is the one that catches people out, because it can happen away from rivers and creeks.
Step 1: Search the Flood Awareness Map
Council's Flood Awareness Map is the quick first look. Type in the address and the property is outlined in red. The Flooding Overview panel shows which types of flooding could affect it, and how likely each one is.
Step 2: Download the FloodWise Property Report
From the same screen, click Technical FloodWise Property Report. It generates in about 20 seconds. This is the detailed version, and the parts worth reading are:
- The flood graph. It compares estimated flood levels with the ground levels on the block.
- Historic flood levels. Where available, it shows how high water reached in January 2011 and February 2022.
- The aerial map. Green shading shows the 1% AEP extent for river, creek and storm tide flooding.
- Minimum habitable floor level. This matters if you plan to raise, extend or rebuild.
- Flood planning areas and overlays. These set the rules for future building work.
- Property development flags. This is where an overland flow path shows up.
What does 1% AEP mean? AEP stands for annual exceedance probability. A 1% AEP flood has a one in 100 chance of happening in any given year. It doesn't mean once a century.
The catch: overland flow sits further down
The graph and the aerial map do not show overland flow. A report can say no river, creek or storm tide levels apply, and the property can still sit in an overland flow path.
Always scroll to the property development flags. If it says Overland Flow Path, look into it properly before you go any further.
Buying outside Brisbane City Council?
The FloodWise report only covers the Brisbane City Council area. For Moreton Bay, Ipswich, Logan or Redlands, use that council's own flood tools. The state's FloodCheck Queensland portal is another place to look.
What the seller has to tell you
Since 1 August 2025, Queensland sellers must give buyers a seller disclosure statement before a contract is signed. It's a big step forward, but it doesn't make the seller disclose the property's flood history. The form itself points buyers to FloodCheck Queensland and the Australian Flood Risk Information portal to do their own checks.
In other words, the flood homework is still yours.
Get an insurance quote before you sign
Flood risk can affect what you pay for home insurance. Get a quote on the actual address before you commit. It's a running cost that belongs in your budget, not a surprise after settlement.
Look at the property, not just the paperwork
Maps are modelling. On site, look at:
- where the block sits compared with the street and its neighbours
- where water would run in a heavy storm
- drainage, low points and any water staining
- what your building and pest inspector says about moisture and drainage
If you can see the home after heavy rain, even better.
A flood flag isn't always a deal breaker
It depends on the detail. How high is the floor compared with the flood levels? Does the flag cover the house or just a corner of the yard? Does the price already reflect it? If you plan to build or raise, Council recommends getting advice from a Registered Professional Engineer of Queensland (RPEQ).
What matters is knowing before you buy, and paying a price that reflects it.
Your flood checklist
- Search the address on the Flood Awareness Map
- Download the FloodWise Property Report
- Check the development flags for overland flow
- Compare the floor level with the flood levels
- Use the right council's tools outside Brisbane
- Get an insurance quote on the address
- Ask your building and pest inspector about drainage
Want a second set of eyes on a property's flood report?
That's part of the due diligence we do for every client.