Busby flood map & planning overlays
A planning-constraint profile of Busby
(Liverpool, NSW) - 1.23 km², mapped from live council and
state overlay data. This suburb is relatively unconstrained.
Profile updated 3 October 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
1.23 km² - this suburb is relatively unconstrained by planning overlays.
Elevation hillshade with street names, clipped to Busby'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 Busby
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 5 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.
Busby at a glance
How Busby is zoned
Buying in Busby? 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 1.23 km², Busby is relatively unconstrained by planning overlays. About 9% of the suburb sits within a mapped flood overlay. The dominant land-use zone is Medium Density Residential. The median lot measures about 606 m² across 1,329 parcels.
Who lives in Busby
Census 2021 figures published by the ABS for the Busby 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 799, and decile 1 within New South Wales. The national average is 1000.
Age profile
Share of Busby's 4,446 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Ashcroft - Busby - Miller, the wider ABS statistical area containing Busby. There is no annual population series published at suburb level, so this describes the surrounding area rather than Busby itself.
16,934 in 2001 to 18,381 in 2025, up 9%.
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.
Busby 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 Busby 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 100% of Busby. 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 Busby. 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 Busby lot.
See what's in the $9 report →Busby planning - frequently asked
Is Busby flood-prone?
About 9% of Busby falls within a mapped flood overlay, against the council-wide suburb average of 24%. Published flood models are held over parts of Busby; the free check on the Flood Model Report page says whether one reaches a given address.
Is Busby bushfire-prone?
Bushfire mapping covers Busby and little to none of it is mapped as bushfire-prone (the Liverpool average is 41%).
Is Busby under a flight path?
Aircraft were observed below 3,000 ft over about 100% of Busby, in the period sampled (4 Sep 2026 to 2 Oct 2026). The lowest measured aircraft was at 500 ft, with an average of 1,500 ft. At the busiest point in the suburb about 14 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 Busby?
The dominant planning zone in Busby is Medium Density Residential, though the suburb also includes Low Density Residential and Public Recreation.
Does Busby have heritage-listed places?
No heritage-listed places are on record within Busby.
What is the typical lot size in Busby?
Across 1,329 surveyed parcels in Busby, the median lot size is about 606 m².
Does Busby have a train station?
There is no train station inside Busby itself. The suburb is served by 35 bus stops.
What is the population of Busby?
At the 2021 Census Busby had 4,446 usual residents, with a median age of 32 and an average household size of 3.2 people. The wider Ashcroft - Busby - Miller statistical area, which contains Busby, went from 16,934 people in 2001 to 18,381 in 2025, up 9%.
Is Busby an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Busby scores 799 and sits in decile 1 of 10 nationally and decile 1 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Busby?
Median household income in Busby was $1,163 a week at the 2021 Census, against $1,959 for the typical suburb in Liverpool. Median rent was $330 a week and the median mortgage repayment $1,800 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Miller | 1.0 km | 27% | 17% |
| Sadleir | 1.1 km | 17% | 7% |
| Heckenberg | 1.2 km | 8% | 4% |
| Green Valley | 1.4 km | 4% | 2% |
| Hinchinbrook | 1.5 km | 18% | 16% |
| Cartwright | 1.8 km | 28% | 44% |
| Ashcroft | 1.9 km | 28% | 24% |
| Mount Pritchard Fairfield |
2.1 km | 18% | 4% |
| Bonnyrigg Fairfield |
2.2 km | 8% | 6% |
| Len Waters Estate | 2.5 km | 56% | 60% |