Benowa flood map & planning overlays
Benowa tenants pay a $580 median weekly rent, placing it 5th in Gold Coast City.
Things you won't regret: spending $9 to know the lot before you commit.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Benowa
(Gold Coast City, QLD) - 6.55 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 7 November 2026.
Constraint readout
6.55 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Benowa'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
How common is mapped flood risk across Benowa properties?
Counts of properties, not share of land, across 4,412 analysed Benowa properties; no individual property result is identified.
Lot-level readout
Flood-risk rating across all 4,412 properties
From LayeredGeo's lot-risk engine: council flood overlays, historical flooding and terrain, resolved to each individual lot in Benowa.
Aircraft noise and flight paths over Benowa
The ANEF contour is a published planning forecast and observed overflight is what a sampled tracking feed recorded - neither describes any individual property.
Observed overflight - sampled 4 Sep to 7 Nov 2026
typical observed square 1 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.
How this is measured
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.
Benowa at a glance
Schools in and near Benowa
Public school-location data shows availability across the suburb; it does not rate schools or assign any individual address to a catchment.
Inside the suburb boundary
2 schools providing primary years and 2 providing secondary years. A combined school may be counted in both teaching levels.
Nearest school availability
Primary: inside the suburb
Secondary: inside the suburb
Source: Queensland Government school geographic information. Catchment boundaries can divide a suburb and change over time; use the official catchment finder for a specific address.
How Benowa is zoned
Selling in Benowa? The lot-level zone is the zoning Part 3 of Queensland's Form 2 seller disclosure statement asks for - see our Form 2 planning data guide.
Across its 6.55 km², Benowa is highly constrained by planning overlays. About 46% of the suburb sits within a mapped flood overlay, and 6% is flagged bushfire-prone. There are 2 heritage-listed sites on record, and the dominant land-use zone is Special purpose. The terrain is gently undulating, and the median lot measures about 763 m² across 4,420 parcels.
Recent development applications in Benowa
Applications are counted across the whole gazetted suburb from the public City of Gold Coast register. No application address or individual property is published here.
Submitted in the past 12 months
Latest included submission: 4 November 2026.
Previous 12 months: 30 (17% higher in the latest period).
Counts depend on applications that the council publishes and that can be assigned to a suburb. Categories can overlap when one application covers several types. Totals below five and their latest dates are suppressed. Register last synchronised 8 November 2026. Check the official council register.
Who lives in Benowa
Census 2021 figures published by the ABS for the Benowa 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 1053, and decile 10 within Queensland. The national average is 1000.
Age profile
Share of Benowa's 9,889 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Benowa, the wider ABS statistical area containing Benowa. There is no annual population series published at suburb level, so this describes the surrounding area rather than Benowa itself.
6,721 in 2001 to 10,728 in 2025, up 60%.
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.
Benowa 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 | the relevant council planning scheme and Queensland Government spatial data |
| Bushfire-prone mapping | Mapped | the relevant council planning scheme and Queensland Government spatial data |
| Zoning | Mapped | the relevant council planning scheme and Queensland Government spatial data |
| Heritage and environment | Mapped where published | the relevant council planning scheme and Queensland Government spatial data |
| Aircraft noise contours (ANEF) | Not held | the relevant council planning scheme and Queensland Government spatial data, Defence |
| Observed flight paths | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
| School availability | Available | Queensland Government |
| Development applications | Available as suburb totals | City of Gold Coast |
Profile last materially updated 7 November 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 Benowa 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 →Aircraft have been seen below 3,000 ft over about 100% of Benowa. 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 Benowa. The free check tells you whether one reaches an address; where it does, a Flood Model Report is +$9 with the planning report.
The Terrain Report shows the fall of the block - contours, cross sections and a 3D model of the lot to spin round in your browser (+$9 with the planning report).
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and the indicative soil reactivity range to expect for a Benowa lot.
Benowa planning - frequently asked
Is Benowa flood-prone?
About 46% of Benowa falls within a mapped flood overlay, against the council-wide suburb average of 35%. Across the suburb, 73% of the 4,412 properties we analysed carry some level of mapped flood risk, including 2756 rated high risk or historically affected. Published flood models are held over parts of Benowa; the free check on the Flood Model Report page says whether one reaches a given address.
Is Benowa bushfire-prone?
Around 6% of Benowa is mapped as bushfire-prone, compared with a Gold Coast City average of 50%.
Is Benowa under a flight path?
Aircraft were observed below 3,000 ft over about 100% of Benowa, in the period sampled (4 Sep 2026 to 7 Nov 2026). The lowest measured aircraft was at 500 ft, with an average of 2,000 ft. At the busiest point in the suburb about 2 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 Benowa?
The dominant planning zone in Benowa is Special purpose, though the suburb also includes Low density residential and Open space.
Does Benowa have heritage-listed places?
Benowa has 2 heritage-listed places on record.
Is Benowa hilly or flat?
Benowa is gently undulating: the median ground slope is about 6%, and 2% of measured points sit on grades of 15% or steeper. Ground level runs from roughly 0 m to 24 m AHD across the suburb.
What is the typical lot size in Benowa?
Across 4,420 surveyed parcels in Benowa, the median lot size is about 763 m². There are also 324 registered easements mapped in the suburb.
Does Benowa have a train station?
There is no train station inside Benowa itself. The suburb is served by 17 bus stops.
What is the population of Benowa?
At the 2021 Census Benowa had 9,889 usual residents, with a median age of 44 and an average household size of 2.7 people. The wider Benowa statistical area, which contains Benowa, went from 6,721 people in 2001 to 10,728 in 2025, up 60%.
Is Benowa an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Benowa scores 1053 and sits in decile 9 of 10 nationally and decile 10 within Queensland (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Benowa?
Median household income in Benowa was $1,918 a week at the 2021 Census, against $1,830 for the typical suburb in Gold Coast City. Median rent was $580 a week and the median mortgage repayment $2,167 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Bundall | 1.8 km | 56% | 4% |
| Carrara | 2.2 km | 68% | 33% |
| Ashmore | 3.0 km | 11% | 12% |
| Broadbeach Waters | 3.4 km | 94% | 10% |
| Surfers Paradise | 3.7 km | 57% | 1% |
| Clear Island Waters | 3.8 km | 88% | 8% |
| Southport | 4.2 km | 27% | 25% |
| Broadbeach | 4.7 km | 32% | 0% |
| Merrimac | 4.8 km | 75% | 26% |
| Molendinar | 4.8 km | 5% | 40% |