Berowra Waters flood map & planning overlays
A planning-constraint profile of Berowra Waters
(Hornsby, NSW) - 14.7 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 3 October 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
14.7 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Berowra Waters's boundary, with the flood, bushfire and environmental overlays drawn on top. 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 Berowra Waters
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 4 Sep to 2 Oct 2026
typical observed square 3 a day
Night movements: observed, lowest 4,000 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.
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.
Berowra Waters at a glance
How Berowra Waters is zoned
Buying in Berowra Waters? 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 14.7 km², Berowra Waters is highly constrained by planning overlays. About 84% of the suburb sits within a mapped flood overlay, and 59% is flagged bushfire-prone. There are 17 heritage-listed sites on record, and the dominant land-use zone is Natural Waterways. The median lot measures about 864 m² across 318 parcels.
Who lives in Berowra Waters
Census 2021 figures published by the ABS for the Berowra Waters 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 1094, and decile 10 within New South Wales. The national average is 1000.
Age profile
Share of Berowra Waters's 169 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Galston - Laughtondale, the wider ABS statistical area containing Berowra Waters. There is no annual population series published at suburb level, so this describes the surrounding area rather than Berowra Waters itself.
5,182 in 2001 to 5,472 in 2025, up 6%.
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.
Berowra Waters 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 3 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 Berowra Waters 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.
Aircraft have been seen below 3,000 ft over about 62% of Berowra Waters. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Published flood models are held over parts of Berowra Waters. The free check tells you whether one reaches an address; where it does, a Flood Model Report is +$9 with the planning report.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Berowra Waters lot.
See what's in the $9 report →Berowra Waters planning - frequently asked
Is Berowra Waters flood-prone?
About 84% of Berowra Waters falls within a mapped flood overlay, against the council-wide suburb average of 10%. Published flood models are held over parts of Berowra Waters; the free check on the Flood Model Report page says whether one reaches a given address.
Is Berowra Waters bushfire-prone?
Around 59% of Berowra Waters is mapped as bushfire-prone, compared with a Hornsby average of 70%.
Is Berowra Waters under a flight path?
Aircraft were observed below 3,000 ft over about 62% of Berowra Waters, and over about 78% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 2 Oct 2026). The lowest measured aircraft was at 500 ft, with an average of 5,000 ft. At the busiest point in the suburb about 91 aircraft a day were recorded passing over one 500 m square. 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 Berowra Waters?
The dominant planning zone in Berowra Waters is Natural Waterways, though the suburb also includes Environmental Conservation and National Parks and Nature Reserves.
Does Berowra Waters have heritage-listed places?
Berowra Waters has 17 heritage-listed places on record.
What is the typical lot size in Berowra Waters?
Across 318 surveyed parcels in Berowra Waters, the median lot size is about 864 m².
Does Berowra Waters have a train station?
There is no train station inside Berowra Waters itself. The suburb is served by 2 bus stops.
What is the population of Berowra Waters?
At the 2021 Census Berowra Waters had 169 usual residents, with a median age of 56 and an average household size of 2.1 people. The wider Galston - Laughtondale statistical area, which contains Berowra Waters, went from 5,182 people in 2001 to 5,472 in 2025, up 6%.
Is Berowra Waters an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Berowra Waters scores 1094 and sits in decile 10 of 10 nationally and decile 10 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Berowra Waters?
Median household income in Berowra Waters was $1,812 a week at the 2021 Census, against $2,468 for the typical suburb in Hornsby. Median rent was $575 a week and the median mortgage repayment $2,383 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Cowan | 2.7 km | 7% | 95% |
| Berowra Heights | 5.1 km | 3% | 87% |
| Fiddletown | 5.4 km | <1% | 100% |
| Milsons Passage | 5.6 km | 77% | 44% |
| Cheero Point Central Coast |
6.4 km | 6% | 94% |
| Mooney Mooney Central Coast |
6.9 km | 80% | 31% |
| Bar Point Central Coast |
6.9 km | 33% | 74% |
| Berrilee | 7.1 km | 3% | 98% |
| Berowra | 7.9 km | 0% | 87% |
| Cogra Bay Central Coast |
8.3 km | 9% | 100% |