North Boambee Valley zoning & planning overlays
A planning-constraint profile of North Boambee Valley (Coffs Harbour, NSW) - 12.41 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
12.41 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 North Boambee Valley'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.
North Boambee Valley at a glance
How North Boambee Valley is zoned
Buying in North Boambee Valley? 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 12.41 km², North Boambee Valley 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, 84% is flagged bushfire-prone. There is 1 heritage-listed site on record, and the dominant land-use zone is Rural Landscape. The median lot measures about 757 m² across 945 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 North Boambee Valley
Census 2021 figures published by the ABS for the North Boambee Valley 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 991, and decile 5 within New South Wales. The national average is 1000.
Age profile
Share of North Boambee Valley's 2,318 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Coffs Harbour - South, the wider ABS statistical area containing North Boambee Valley. There is no annual population series published at suburb level, so this describes the surrounding area rather than North Boambee Valley itself.
8,534 in 2001 to 11,466 in 2025, up 34%.
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.
North Boambee Valley 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 North Boambee Valley 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 →North Boambee Valley planning - frequently asked
Is North Boambee Valley flood-prone?
We don't yet hold flood mapping covering North Boambee Valley, 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 North Boambee Valley bushfire-prone?
Yes - around 84% of North Boambee Valley 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 North Boambee Valley?
The dominant planning zone in North Boambee Valley is Rural Landscape, though the suburb also includes Environmental Conservation and Low Density Residential. Zoning sets what you can build and do on a site, and can differ lot by lot.
Does North Boambee Valley have heritage-listed places?
North Boambee Valley has 1 heritage-listed place on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.
What is the typical lot size in North Boambee Valley?
Across 945 surveyed parcels in North Boambee Valley, the median lot size is about 757 m². There are also 16 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 North Boambee Valley have a train station?
There is no train station inside North Boambee Valley itself. The suburb is served by 25 bus stops.
What is the population of North Boambee Valley?
At the 2021 Census North Boambee Valley had 2,318 usual residents, with a median age of 52 and an average household size of 2.4 people. The wider Coffs Harbour - South statistical area, which contains North Boambee Valley, went from 8,534 people in 2001 to 11,466 in 2025, up 34%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than North Boambee Valley alone.
Is North Boambee Valley an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), North Boambee Valley scores 991 and sits in decile 6 of 10 nationally and decile 5 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 North Boambee Valley?
Median household income in North Boambee Valley was $1,414 a week at the 2021 Census, against $1,550 for the typical suburb in Coffs Harbour. Median rent was $465 a week and the median mortgage repayment $1,804 a month. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a North Boambee Valley property?
A North Boambee Valley 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 |
|---|---|---|---|
| Boambee | 2.6 km | Not mapped | 95% |
| Boambee East | 3.9 km | Not mapped | 62% |
| Toormina | 5.1 km | Not mapped | 58% |
| Coffs Harbour | 5.4 km | Not mapped | 57% |
| Sawtell | 6.7 km | Not mapped | 50% |
| Karangi | 8.0 km | Not mapped | 100% |
| Upper Orara | 8.0 km | Not mapped | 100% |
| Korora | 8.1 km | Not mapped | 85% |
| Bonville | 8.8 km | Not mapped | 98% |
| Sapphire Beach | 10.9 km | Not mapped | 86% |