Primary Production dominant. Median sale $492.5K over the last 24 months. 100% of decided DAs approved.
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Zoning
Bemboka is dominated by RU1 — Primary Production. Land use rules, height, FSR, and permitted developments are set per zone in the Local Environmental Plan and refined by the Development Control Plan.
Limit varies by lot — check your address for the exact figure.
Floor Space Ratio — total floor area as a multiple of lot area.
Location
Bemboka 2550 covers an undefined area within Bega Valley Shire Council.
Drill into any lot in Bemboka
Open the interactive map — click any address to see its zone, height, FSR, overlays, and approval likelihood.
Development potential
We score every lot for development signal — under-built relative to the controls, eligible for a granny flat, or sized for subdivision.
under SEPP (Housing) 2021
lots that may support subdivision
show at least one development signal
average uplift signal across the suburb
Own a property in Bemboka?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
71% of lots are bushfire-prone — a bushfire assessment is likely required; also: 3% of lots carry heritage controls; 17.0% of lots intersect a Threatened Ecological Community.
Suburb-wide percentages — your specific lot may have all, some, or none of these.
Mapped flood-prone land
RFS bushfire-prone land mapping
Heritage item or Conservation Area
Within 100 m of EPA-listed site
Mapped TEC vegetation
Coastal hazard mapping
ANEF / aircraft noise
Architecture firm · serves Bemboka, NSW
45 Adams St, Bemboka NSW 2550
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
10 development applications for Bemboka addresses were decided by Bega Valley Shire Council over the past 24 months. 10 approved — a 100% approval rate.
Demographics & lifestyle
ABS Census 2021 population data combined with lot-level amenity, healthcare, lifestyle, and crime indices.
Walkable amenity within 1 km
GP / hospital / pharmacy proximity
Cafés, parks, schools, transport
ZoneDSS Marketplace
2 businesses serving Bemboka and nearby.
Architecture firm
45 Adams St, Bemboka NSW 2550
Fence contractor
Snowy Mountains Hwy, Bemboka NSW 2550
Run a local business? Get found by property owners researching Bemboka.
List your business — freeFAQs
Bemboka is dominated by the RU1 (Primary Production) zone, which covers 474 of 1,040 lots (48%). The full mix is: RU1 Primary Production (48%), RU5 Village (37%), RU2 Rural Landscape (7%), R5 Large Lot Residential (6%), C2 Centre Support (2%).
Across Bemboka, the average maximum building height is 10.0 m. Height is set per zone in the Local Environmental Plan (LEP) and can be varied by overlays and schedules. For the exact control on a specific address, generate a planning report.
Yes — 55 lots in Bemboka appear eligible for a granny flat under SEPP (Housing) 2021, based on lot size, zoning, and frontage. Eligibility is lot-specific: get a planning report on your address to confirm.
The median sale price in Bemboka over the past 24 months is $492,500, across 24 sales. Median unimproved land value is $271,500.
Median weekly rent for a house in Bemboka is $490. Gross rental yield works out to 7.6%.
Bega Valley Shire Council decided 10 development applications for Bemboka addresses over the past 24 months, with 10 approved (100% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Bemboka, 3% with heritage controls, 71.2% bushfire-prone. These are suburb-wide percentages — every lot has its own combination. A planning report on a specific address shows exactly which controls apply.
0 of 1,040 lots in Bemboka show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 1.5 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Bega Valley Shire Council and nearby postcodes.
Fence contractor · serves Bemboka, NSW
Snowy Mountains Hwy, Bemboka NSW 2550
Suburb-wide stats are useful for context. For a buy-or-walk decision on a specific lot, you need every control, every constraint, and every clause cited to source.
Run a report — from A$2914-section report · LEP + SEPP + DCP cross-referenced · cited to source
Verify with official sources
Don't take our word for it. Every figure on this page is computed from authoritative New South Wales Government data — and you can verify any of it directly with the source.
Official zoning, height, FSR, and overlay maps for any NSW address. The primary source for everything on this page.
planningportal.nsw.gov.au
Cadastral lot boundaries, aerial imagery, easements, and environmental overlays from NSW Spatial Services.
maps.six.nsw.gov.au
State-listed heritage items and Heritage Conservation Areas. Search by suburb to see what's listed in Bemboka.
hms.heritage.nsw.gov.au
Sites notified to the EPA under the Contaminated Land Management Act. Critical for due diligence on any address.
apps.epa.nsw.gov.au
Rural Fire Service map of bushfire-prone land categories. Triggers BAL assessment requirements for new builds.
rfs.nsw.gov.au
Australian Bureau of Statistics QuickStats for postcode 2550 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Bega Valley Shire Council Local Environmental Plan, applicable State Environmental Planning Policies, and the Development Control Plan. Property sales drawn from NSW Property Sales Information. DA history aggregated from the NSW Planning Portal. Heritage, flood, bushfire, contaminated land, TEC, sea-level rise, and aircraft noise overlays from the NSW Spatial Services and EPA registers. Population, age, income, and tenure from ABS Census 2021. Aggregated by ZoneDSS · last updated 2026-04-27.
Suburb-wide statistics — your specific lot may vary. Always run a planning report on the actual address before making a decision. How ZoneDSS works →