North Boambee Valley flood map & 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.
Profile updated 2 October 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
12.41 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to North Boambee Valley'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 North Boambee Valley
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 26 Sep 2026
typical observed square 1 a day
Night movements: not established - night is sampled as often as day, but too few night flights have been seen here to conclude either way.
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.
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 planning overlays. About 30% of the suburb sits within a mapped flood overlay, and 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.
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: ABS Census 2021 and SEIFA 2021 (Suburbs and Localities), Regional Population (SA2), CC BY 4.0. Small counts are randomly adjusted by the ABS.
North Boambee Valley 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 2 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 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.
Aircraft have been seen below 3,000 ft over about 43% of North Boambee Valley. 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 North Boambee Valley lot.
See what's in the $9 report →North Boambee Valley planning - frequently asked
Is North Boambee Valley flood-prone?
About 30% of North Boambee Valley falls within a mapped flood overlay, against the council-wide suburb average of 21%.
Is North Boambee Valley bushfire-prone?
Around 84% of North Boambee Valley is mapped as bushfire-prone, compared with a Coffs Harbour average of 88%.
Is North Boambee Valley under a flight path?
Aircraft were observed below 3,000 ft over about 43% of North Boambee Valley, and over about 61% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 26 Sep 2026). The lowest measured aircraft was at 500 ft, with an average of 2,500 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 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.
Does North Boambee Valley have heritage-listed places?
North Boambee Valley has 1 heritage-listed place on record.
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.
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%.
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 is the most disadvantaged tenth, decile 10 the least).
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.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Boambee | 2.6 km | 9% | 95% |
| Boambee East | 3.9 km | 39% | 62% |
| Toormina | 5.1 km | 29% | 58% |
| Coffs Harbour | 5.4 km | 35% | 57% |
| Sawtell | 6.7 km | 34% | 50% |
| Karangi | 8.0 km | 7% | 100% |
| Upper Orara | 8.0 km | 7% | 100% |
| Korora | 8.1 km | 0% | 85% |
| Bonville | 8.8 km | 20% | 98% |
| Sapphire Beach | 10.9 km | 15% | 86% |