Raymond Terrace flood map & planning overlays
A planning-constraint profile of Raymond Terrace
(Port Stephens, NSW) - 33.79 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
33.79 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Raymond Terrace's boundary, with the flood, bushfire and environmental overlays drawn on top. Amber hatching is the published aircraft noise (ANEF) contour. 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 Raymond Terrace
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.
Inside an aircraft noise contour
28% of the suburb's land sits inside a published ANEF or airport-environs contour. Contours vary street by street, so whether a particular lot is inside one needs a property-level check.
Highest contour present
Under AS 2021, land at ANEF 30 and above is generally unacceptable for new houses and most noise-sensitive uses. The contour is a forecast, not a measurement at any one house.
Contours held
- Defence Airfields ANEF
Observed overflight - sampled 4 Sep to 2 Oct 2026
typical observed square 4 a day
Night movements: observed, lowest 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.
Raymond Terrace at a glance
How Raymond Terrace is zoned
Buying in Raymond Terrace? 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 33.79 km², Raymond Terrace is highly constrained by planning overlays. About 54% of the suburb sits within a mapped flood overlay, and 76% is flagged bushfire-prone. There are 50 heritage-listed sites on record, and the dominant land-use zone is National Parks and Nature Reserves. The median lot measures about 641 m² across 5,658 parcels.
Who lives in Raymond Terrace
Census 2021 figures published by the ABS for the Raymond Terrace 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 873, and decile 1 within New South Wales. The national average is 1000.
Age profile
Share of Raymond Terrace's 13,453 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Raymond Terrace, the wider ABS statistical area containing Raymond Terrace. There is no annual population series published at suburb level, so this describes the surrounding area rather than Raymond Terrace itself.
13,601 in 2001 to 15,345 in 2025, up 13%.
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.
Raymond Terrace 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) | Inside a held contour | 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 Raymond Terrace 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 57% of Raymond Terrace. 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 Raymond Terrace lot.
See what's in the $9 report →Raymond Terrace planning - frequently asked
Is Raymond Terrace flood-prone?
About 54% of Raymond Terrace falls within a mapped flood overlay, against the council-wide suburb average of 45%.
Is Raymond Terrace bushfire-prone?
Around 76% of Raymond Terrace is mapped as bushfire-prone, compared with a Port Stephens average of 82%.
Is Raymond Terrace affected by aircraft noise?
About 28% of Raymond Terrace sits inside a published aircraft noise contour, and the highest contour present is ANEF 40 - under AS 2021, land above ANEF 25 is generally considered unacceptable for new houses, and 20-25 conditionally acceptable with noise attenuation. ANEF contours are forecasts published per airport and used to control noise-sensitive development; they are not a measurement at any one house, and a property can sit under a flight path and outside every contour.
Is Raymond Terrace under a flight path?
Aircraft were observed below 3,000 ft over about 57% of Raymond Terrace, and over about 74% 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 500 ft, with an average of 1,500 ft. At the busiest point in the suburb about 125 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 Raymond Terrace?
The dominant planning zone in Raymond Terrace is National Parks and Nature Reserves, though the suburb also includes Special Activities and Low Density Residential.
Does Raymond Terrace have heritage-listed places?
Raymond Terrace has 50 heritage-listed places on record.
What is the typical lot size in Raymond Terrace?
Across 5,658 surveyed parcels in Raymond Terrace, the median lot size is about 641 m². There are also 27 registered easements mapped in the suburb.
Does Raymond Terrace have a train station?
There is no train station inside Raymond Terrace itself. The suburb is served by 242 bus stops.
What is the population of Raymond Terrace?
At the 2021 Census Raymond Terrace had 13,453 usual residents, with a median age of 37 and an average household size of 2.5 people. The wider Raymond Terrace statistical area, which contains Raymond Terrace, went from 13,601 people in 2001 to 15,345 in 2025, up 13%.
Is Raymond Terrace an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Raymond Terrace scores 873 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 Raymond Terrace?
Median household income in Raymond Terrace was $1,297 a week at the 2021 Census, against $1,421 for the typical suburb in Port Stephens. Median rent was $325 a week and the median mortgage repayment $1,517 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Heatherbrae | 4.2 km | 80% | 80% |
| Nelsons Plains | 4.5 km | 71% | 98% |
| Kings Hill | 4.9 km | 13% | 99% |
| Millers Forest Maitland |
6.1 km | 97% | 95% |
| Osterley | 6.7 km | 55% | 99% |
| Eagleton | 6.9 km | 32% | 100% |
| Ferodale | 6.9 km | 50% | 74% |
| Duckenfield Maitland |
7.5 km | 45% | 99% |
| Campvale | 8.5 km | 28% | 99% |
| Tomago | 8.5 km | 73% | 77% |