Boambee East zoning & planning overlays
A planning-constraint profile of Boambee East (Coffs Harbour, NSW) - 3.65 km², mapped from live council and state overlay data. This suburb is highly constrained on the overlays we hold - no flood mapping covers this suburb, so this is not a suburb-wide verdict.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
Constraint readout
3.65 km² - this suburb is highly constrained on the overlays we hold - no flood mapping covers this suburb, so this is not a suburb-wide verdict.
Elevation hillshade with street names, clipped to Boambee East's boundary, with the bushfire and environmental overlays drawn on top. It shows where constraints fall; the interactive map shows them on your exact address. No flood layer is drawn because we hold no flood mapping for this area.
Boambee East at a glance
How Boambee East is zoned
Buying in Boambee East? 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 3.65 km², Boambee East is highly constrained by the planning overlays we hold. We hold no flood mapping covering this suburb, so no flood figure is shown - that is a gap in our data, not an all-clear. Of what is mapped, 62% is flagged bushfire-prone. The dominant land-use zone is Low Density Residential. The median lot measures about 730 m² across 2,048 parcels. These figures are suburb-wide - the overlays that actually apply to a given lot can differ block to block, which is what a property-level check tells you.
Who lives in Boambee East
Census 2021 figures published by the ABS for the Boambee East 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 934, and decile 2 within New South Wales. The national average is 1000.
Age profile
Share of Boambee East's 5,304 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Sawtell - Boambee, the wider ABS statistical area containing Boambee East. There is no annual population series published at suburb level, so this describes the surrounding area rather than Boambee East itself.
17,898 in 2001 to 20,581 in 2025, up 15%.
Source: Australian Bureau of Statistics. Census of Population and Housing 2021 (General Community Profile) and SEIFA 2021, both published at the Suburbs and Localities level; Regional Population (estimated resident population) at Statistical Area Level 2. Used under CC BY 4.0. Census counts of small populations are randomly adjusted by the ABS to protect confidentiality, so figures for small suburbs are indicative.
Boambee East data sources and coverage
Every figure below is an aggregate for the suburb boundary. “Not mapped” means LayeredGeo does not hold a source layer covering this suburb; it is never an all-clear for a particular property.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Not 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 |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 5 August 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 East 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.
See what's in the $9 report →Boambee East planning - frequently asked
Is Boambee East flood-prone?
We don't yet hold flood mapping covering Boambee East, so this page can't say how much of the suburb is flood-affected - that is a gap in our data, not an indication that the suburb is free of flood risk. Coffs Harbour is the authority to check for flood mapping in this area. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Boambee East bushfire-prone?
Yes - around 62% of Boambee East is mapped as bushfire-prone, compared with a Coffs Harbour average of 88%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Boambee East?
The dominant planning zone in Boambee East is Low Density Residential, though the suburb also includes Public Recreation and Environmental Conservation. Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Boambee East have heritage-listed places?
No heritage-listed places are on record within Boambee East. Even so, it is worth confirming for an individual property before any works.
What is the typical lot size in Boambee East?
Across 2,048 surveyed parcels in Boambee East, the median lot size is about 730 m². There are also 4 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.
Does Boambee East have a train station?
There is no train station inside Boambee East itself. The suburb is served by 67 bus stops.
What is the population of Boambee East?
At the 2021 Census Boambee East had 5,304 usual residents, with a median age of 42 and an average household size of 2.5 people. The wider Sawtell - Boambee statistical area, which contains Boambee East, went from 17,898 people in 2001 to 20,581 in 2025, up 15%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Boambee East alone.
Is Boambee East an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Boambee East scores 934 and sits in decile 3 of 10 nationally and decile 2 within New South Wales - decile 1 being the most disadvantaged tenth of Australian suburbs and decile 10 the least. The national average score is 1000. SEIFA summarises income, education, occupation and housing across the whole suburb, so it describes the area, not any particular household in it.
What is the median household income in Boambee East?
Median household income in Boambee East was $1,407 a week at the 2021 Census, against $1,550 for the typical suburb in Coffs Harbour. Median rent was $410 a week and the median mortgage repayment $1,619 a month. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a Boambee East property?
A Boambee East planning report pulls every overlay - zoning, flood, bushfire, heritage and environmental - that touches a single lot, on live council and state data. The interactive map preview is free; a full PDF report is $9.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Toormina | 1.5 km | Not mapped | 58% |
| Boambee | 2.1 km | Not mapped | 95% |
| Sawtell | 3.1 km | Not mapped | 50% |
| North Boambee Valley | 3.9 km | Not mapped | 84% |
| Coffs Harbour | 6.4 km | Not mapped | 57% |
| Bonville | 6.4 km | Not mapped | 98% |
| Bundagen | 7.8 km | Not mapped | 99% |
| Upper Orara | 10.6 km | Not mapped | 100% |
| Repton Bellingen |
11.2 km | Not mapped | 98% |
| Korora | 11.3 km | Not mapped | 85% |