Highbury flood map & planning overlays
A planning-constraint profile of Highbury
(City of Tea Tree Gully, SA) - 8.1 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
8.1 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Highbury'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 Highbury
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 3 Oct 2026
typical observed square 0 a day
Night movements: observed, lowest 5,500 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.
Highbury at a glance
How Highbury is zoned
Selling in Highbury? The zone and overlays on this page are the Planning and Design Code controls a Form 1 vendor's statement has to disclose.
Across its 8.1 km², Highbury is highly constrained by planning overlays. About 17% of the suburb sits within a mapped flood overlay, and 66% is flagged bushfire-prone. There are 9 heritage-listed sites on record, and the dominant land-use zone is Hills Face. The median lot measures about 720 m² across 2,974 parcels.
Who lives in Highbury
Census 2021 figures published by the ABS for the Highbury 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 1044, and decile 9 within South Australia. The national average is 1000.
Age profile
Share of Highbury's 6,956 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Highbury - Dernancourt, the wider ABS statistical area containing Highbury. There is no annual population series published at suburb level, so this describes the surrounding area rather than Highbury itself.
10,690 in 2001 to 11,781 in 2025, up 10%.
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.
Highbury 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 South Australian Planning and Design Code and Location SA spatial data |
| Bushfire-prone mapping | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Zoning | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Heritage and environment | Mapped where published | the South Australian Planning and Design Code and Location SA spatial data |
| Aircraft noise contours (ANEF) | Not held | the South Australian Planning and Design Code and Location SA spatial data, 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 Highbury 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 22% of Highbury. 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 Highbury lot.
See what's in the $9 report →Highbury planning - frequently asked
Is Highbury flood-prone?
About 17% of Highbury falls within a mapped flood overlay, against the council-wide suburb average of 16%.
Is Highbury bushfire-prone?
Around 66% of Highbury is mapped as bushfire-prone, compared with a City of Tea Tree Gully average of 36%.
Is Highbury under a flight path?
Aircraft were observed below 3,000 ft over about 22% of Highbury, and over about 39% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 3 Oct 2026). The lowest measured aircraft was at 1,000 ft, with an average of 3,500 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 Highbury?
The dominant planning zone in Highbury is Hills Face, though the suburb also includes General Neighbourhood and Open Space.
Does Highbury have heritage-listed places?
Highbury has 9 heritage-listed places on record.
What is the typical lot size in Highbury?
Across 2,974 surveyed parcels in Highbury, the median lot size is about 720 m².
Does Highbury have a train station?
There is no train station inside Highbury itself. The suburb is served by 28 bus stops.
What is the population of Highbury?
At the 2021 Census Highbury had 6,956 usual residents, with a median age of 41 and an average household size of 2.7 people. The wider Highbury - Dernancourt statistical area, which contains Highbury, went from 10,690 people in 2001 to 11,781 in 2025, up 10%.
Is Highbury an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Highbury scores 1044 and sits in decile 9 of 10 nationally and decile 9 within South Australia (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Highbury?
Median household income in Highbury was $2,038 a week at the 2021 Census, against $1,703 for the typical suburb in City of Tea Tree Gully. Median rent was $369 a week and the median mortgage repayment $1,733 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Hope Valley | 1.8 km | 11% | 4% |
| Vista | 2.1 km | 14% | 99% |
| Athelstone Campbelltown City Council |
2.4 km | 4% | 67% |
| St Agnes | 2.6 km | 25% | <1% |
| Modbury | 3.2 km | 25% | 0% |
| Tea Tree Gully | 3.6 km | 11% | 82% |
| Ridgehaven | 3.6 km | 14% | 0% |
| Dernancourt | 3.9 km | 12% | 0% |
| Holden Hill | 4.1 km | <1% | 0% |
| Paradise Campbelltown City Council |
4.4 km | 5% | <1% |