Buff Point flood map & planning overlays
A planning-constraint profile of Buff Point
(Central Coast, NSW) - 2.05 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
2.05 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Buff Point'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 Buff Point
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 0 a day
Night movements: observed, lowest 1,500 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.
Buff Point at a glance
How Buff Point is zoned
Buying in Buff Point? 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 2.05 km², Buff Point is highly constrained by planning overlays. About 30% of the suburb sits within a mapped flood overlay, and 39% is flagged bushfire-prone. The dominant land-use zone is Low Density Residential. The median lot measures about 652 m² across 1,397 parcels.
Who lives in Buff Point
Census 2021 figures published by the ABS for the Buff Point 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 928, and decile 2 within New South Wales. The national average is 1000.
Age profile
Share of Buff Point's 3,559 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Budgewoi - Buff Point - Halekulani, the wider ABS statistical area containing Buff Point. There is no annual population series published at suburb level, so this describes the surrounding area rather than Buff Point itself.
9,024 in 2001 to 10,066 in 2025, up 12%.
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.
Buff Point 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 Buff Point 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 72% of Buff Point. 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 Buff Point. 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 Buff Point lot.
See what's in the $9 report →Buff Point planning - frequently asked
Is Buff Point flood-prone?
About 30% of Buff Point falls within a mapped flood overlay, against the council-wide suburb average of 30%. Published flood models are held over parts of Buff Point; the free check on the Flood Model Report page says whether one reaches a given address.
Is Buff Point bushfire-prone?
Around 39% of Buff Point is mapped as bushfire-prone, compared with a Central Coast average of 69%.
Is Buff Point under a flight path?
Aircraft were observed below 3,000 ft over about 72% of Buff Point, and over about 85% 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 2,500 ft. At the busiest point in the suburb about 0 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 Buff Point?
The dominant planning zone in Buff Point is Low Density Residential, though the suburb also includes Infrastructure and Public Recreation.
Does Buff Point have heritage-listed places?
No heritage-listed places are on record within Buff Point.
What is the typical lot size in Buff Point?
Across 1,397 surveyed parcels in Buff Point, the median lot size is about 652 m². There are also 12 registered easements mapped in the suburb.
Does Buff Point have a train station?
There is no train station inside Buff Point itself. The suburb is served by 71 bus stops.
What is the population of Buff Point?
At the 2021 Census Buff Point had 3,559 usual residents, with a median age of 44 and an average household size of 2.4 people. The wider Budgewoi - Buff Point - Halekulani statistical area, which contains Buff Point, went from 9,024 people in 2001 to 10,066 in 2025, up 12%.
Is Buff Point an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Buff Point scores 928 and sits in decile 3 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 Buff Point?
Median household income in Buff Point was $1,323 a week at the 2021 Census, against $1,735 for the typical suburb in Central Coast. Median rent was $380 a week and the median mortgage repayment $1,733 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Budgewoi | 1.9 km | 48% | 49% |
| San Remo | 1.9 km | 28% | 48% |
| Halekulani | 2.2 km | 15% | 55% |
| Colongra | 2.3 km | 14% | 84% |
| Blue Haven | 3.3 km | 31% | 41% |
| Lake Haven | 3.6 km | 15% | 15% |
| Toukley | 3.7 km | 55% | 47% |
| Gorokan | 3.9 km | 22% | 5% |
| Charmhaven | 4.0 km | 32% | 81% |
| Doyalson | 4.3 km | 9% | 86% |