Boambee flood map & planning overlays
A planning-constraint profile of Boambee
(Coffs Harbour, NSW) - 13.6 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
13.6 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Boambee'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 Boambee
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 1 a day
Night movements: observed, lowest 1,000 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.
Boambee at a glance
How Boambee is zoned
Buying in Boambee? 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 13.6 km², Boambee is highly constrained by planning overlays. About 9% of the suburb sits within a mapped flood overlay, and 95% is flagged bushfire-prone. The dominant land-use zone is Rural Landscape. The median lot measures about 6,417 m² across 649 parcels.
Who lives in Boambee
Census 2021 figures published by the ABS for the Boambee 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 1033, and decile 8 within New South Wales. The national average is 1000.
Age profile
Share of Boambee's 1,770 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Sawtell - Boambee, the wider ABS statistical area containing Boambee. There is no annual population series published at suburb level, so this describes the surrounding area rather than Boambee itself.
17,898 in 2001 to 20,581 in 2025, up 15%.
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.
Boambee 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 Boambee 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 41% of Boambee. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Boambee lot.
See what's in the $9 report →Boambee planning - frequently asked
Is Boambee flood-prone?
About 9% of Boambee falls within a mapped flood overlay, against the council-wide suburb average of 21%.
Is Boambee bushfire-prone?
Around 95% of Boambee is mapped as bushfire-prone, compared with a Coffs Harbour average of 88%.
Is Boambee under a flight path?
Aircraft were observed below 3,000 ft over about 41% of Boambee, and over about 77% 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 1,000 ft, with an average of 4,000 ft. At the busiest point in the suburb about 1 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 Boambee?
The dominant planning zone in Boambee is Rural Landscape, though the suburb also includes Large Lot Residential and Environmental Conservation.
Does Boambee have heritage-listed places?
No heritage-listed places are on record within Boambee.
What is the typical lot size in Boambee?
Across 649 surveyed parcels in Boambee, the median lot size is about 6,417 m². There are also 14 registered easements mapped in the suburb.
Does Boambee have a train station?
There is no train station inside Boambee itself. The suburb is served by 48 bus stops.
What is the population of Boambee?
At the 2021 Census Boambee had 1,770 usual residents, with a median age of 47 and an average household size of 2.9 people. The wider Sawtell - Boambee statistical area, which contains Boambee, went from 17,898 people in 2001 to 20,581 in 2025, up 15%.
Is Boambee an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Boambee scores 1033 and sits in decile 8 of 10 nationally and decile 8 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Boambee?
Median household income in Boambee was $2,048 a week at the 2021 Census, against $1,550 for the typical suburb in Coffs Harbour. Median rent was $315 a week and the median mortgage repayment $1,950 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Boambee East | 2.1 km | 39% | 62% |
| North Boambee Valley | 2.6 km | 30% | 84% |
| Toormina | 3.7 km | 29% | 58% |
| Sawtell | 5.2 km | 34% | 50% |
| Bonville | 6.2 km | 20% | 98% |
| Coffs Harbour | 7.0 km | 35% | 57% |
| Upper Orara | 8.5 km | 7% | 100% |
| Bundagen | 8.8 km | 15% | 99% |
| Karangi | 10.4 km | 7% | 100% |
| Korora | 10.7 km | 0% | 85% |