Bendemeer flood map & planning overlays
A planning-constraint profile of Bendemeer
(Tamworth Regional, NSW) - 542.62 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 26 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
542.62 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Bendemeer's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Bendemeer
Two different things, kept apart on purpose. The ANEF contour is the planning instrument - a forecast published per airport that planning schemes use to control noise-sensitive development. Observed overflight is what a sampled aircraft-tracking feed actually recorded over the suburb - where aircraft flew, how low and how often.
Observed overflight - sampled to
Night movements: not established - night is sampled as often as day, but too few night flights have been seen here to conclude either way.
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.
Bendemeer at a glance
How Bendemeer is zoned
Buying in Bendemeer? The zoning, flood and bushfire lines on the section 10.7 certificate attached to the contract are mapped controls - see our s10.7 certificate guide.
Across its 542.62 km², Bendemeer 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 are 20 heritage-listed sites on record, and the dominant land-use zone is Primary Production. The median lot measures about 50,327 m² across 1,112 parcels.
Who lives in Bendemeer
Census 2021 figures published by the ABS for the Bendemeer 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 925, and decile 2 within New South Wales. The national average is 1000.
Age profile
Share of Bendemeer's 486 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Tamworth Surrounds, the wider ABS statistical area containing Bendemeer. There is no annual population series published at suburb level, so this describes the surrounding area rather than Bendemeer itself.
16,382 in 2001 to 20,158 in 2025, up 23%.
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.
Bendemeer 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 | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Bushfire-prone mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Zoning | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Heritage and environment | Mapped where published | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Aircraft noise contours (ANEF) | Not held | NSW Government spatial services, NSW ePlanning and published council flood studies, 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 26 September 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 Bendemeer 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.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Bendemeer lot.
See what's in the $9 report →Bendemeer planning - frequently asked
Is Bendemeer flood-prone?
Flood mapping covers Bendemeer and less than 1% of the suburb falls within a mapped flood overlay (the council-wide suburb average is 3%).
Is Bendemeer bushfire-prone?
Around 100% of Bendemeer is mapped as bushfire-prone, compared with a Tamworth Regional average of 92%.
Is Bendemeer under a flight path?
No aircraft were observed over Bendemeer in the period sampled (recent weeks to now). Sampling is intermittent, so that is a floor rather than proof that none fly over. 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 Bendemeer?
The dominant planning zone in Bendemeer is Primary Production, though the suburb also includes Primary Production Small Lots and Village.
Does Bendemeer have heritage-listed places?
Bendemeer has 20 heritage-listed places on record.
What is the typical lot size in Bendemeer?
Across 1,112 surveyed parcels in Bendemeer, the median lot size is about 50,327 m². There are also 14 registered easements mapped in the suburb.
Does Bendemeer have a train station?
There is no train station inside Bendemeer itself. The suburb is served by 13 bus stops.
What is the population of Bendemeer?
At the 2021 Census Bendemeer had 486 usual residents, with a median age of 52 and an average household size of 2.3 people. The wider Tamworth Surrounds statistical area, which contains Bendemeer, went from 16,382 people in 2001 to 20,158 in 2025, up 23%.
Is Bendemeer an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Bendemeer scores 925 and sits in decile 2 of 10 nationally and decile 2 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Bendemeer?
Median household income in Bendemeer was $1,021 a week at the 2021 Census, against $1,519 for the typical suburb in Tamworth Regional. Median rent was $300 a week and the median mortgage repayment $1,083 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Moonbi | 20.2 km | <1% | 99% |
| Kentucky Uralla |
20.7 km | 0% | 60% |
| Woolbrook Walcha |
21.6 km | 0% | 100% |
| Watsons Creek | 21.7 km | 0% | 100% |
| Retreat | 22.8 km | 0% | 100% |
| Balala Uralla |
23.1 km | 0% | 63% |
| Walcha Road Walcha |
26.3 km | 0% | 100% |
| Kentucky South Uralla |
26.5 km | 0% | 5% |
| Garthowen | 26.6 km | 0% | 100% |
| Wollun Uralla |
26.7 km | 0% | 21% |