Rural Landscape dominant. Median sale $1.03M over the last 24 months. 100% of decided DAs approved.
Need a builder, surveyor or planner near Upper Orara? See local experts ↓
Zoning
Upper Orara is dominated by RU2 — Rural Landscape. 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
Upper Orara 2450 covers an undefined area within Coffs Harbour City Council.
Drill into any lot in Upper Orara
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 Upper Orara?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
100% of lots are bushfire-prone — a bushfire assessment is likely required; also: 2% of lots carry heritage controls; 12.7% 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
Cleaning service · serves Upper Orara, NSW
Mount Browne Rd, Upper Orara NSW 2450
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
14 development applications for Upper Orara addresses were decided by Coffs Harbour City Council over the past 24 months. 14 approved — a 100% approval rate. Average processing time: 22 days.
ZoneDSS Marketplace
2 businesses serving Upper Orara and nearby.
Cleaning service
Mount Browne Rd, Upper Orara NSW 2450
Home builder
N Island Loop Rd, Upper Orara NSW 2450
Run a local business? Get found by property owners researching Upper Orara.
List your business — freeFAQs
Upper Orara is dominated by the RU2 (Rural Landscape) zone, which covers 344 of 432 lots (80%). The full mix is: RU2 Rural Landscape (80%), RU3 Forestry (10%), C2 Centre Support (6%), C1 Local Centre (5%), W1 Natural Waterways (0%).
Across Upper Orara, the average maximum building height is 8.0 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.
Most lots in Upper Orara aren't eligible for a granny flat under SEPP (Housing) 2021 — typically because the dominant zoning (RU2) doesn't permit it, or lot sizes fall below the minimum. Always verify on the specific address.
The median sale price in Upper Orara over the past 24 months is $1,025,000, across 9 sales. Median unimproved land value is $551,000.
Median weekly rent for a house in Upper Orara is $550. Gross rental yield works out to 4.7%.
Coffs Harbour City Council decided 14 development applications for Upper Orara addresses over the past 24 months, with 14 approved (100% approval rate). Average processing time is 22 days. Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Upper Orara, 2% with heritage controls, 100.0% 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 432 lots in Upper Orara show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 3.0 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Coffs Harbour City Council and nearby postcodes.
Home builder · serves Upper Orara, NSW
N Island Loop Rd, Upper Orara NSW 2450
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 Upper Orara.
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 2450 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Coffs Harbour City 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 →