Low Density Residential dominant. Median sale $850K over the last 24 months. 100% of decided DAs approved.
Hillsborough 2290 spans 2 councils: Lake Macquarie City Council (268 lots), Maitland City Council (26 lots). The dominant council (Lake Macquarie City Council) sets the canonical URL for this page.
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Zoning
Hillsborough is dominated by R2 — Low Density Residential. 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
Hillsborough 2290 covers an undefined area within Lake Macquarie City Council.
Drill into any lot in Hillsborough
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 Hillsborough?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
46% of lots are bushfire-prone — a bushfire assessment is likely required; also: 1.1% 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
Air conditioning contractor · serves Hillsborough, NSW
Hillsborough NSW 2290
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
7 development applications for Hillsborough addresses were decided by Lake Macquarie City Council over the past 24 months. 7 approved — a 100% approval rate. Average processing time: 85 days.
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
1 business serving Hillsborough and nearby.
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List your business — freeFAQs
Hillsborough is dominated by the R2 (Low Density Residential) zone, which covers 243 of 294 lots (84%). The full mix is: R2 Low Density Residential (84%), RU2 Rural Landscape (8%), RE1 Public Recreation (4%), C2 Centre Support (4%), RU1 Primary Production (1%).
Across Hillsborough, the average maximum building height is 7.9 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 — 238 lots in Hillsborough 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 Hillsborough over the past 24 months is $850,000, across 14 sales. Median unimproved land value is $543,000.
Median weekly rent for a house in Hillsborough is $628. Gross rental yield works out to 3.6%.
Lake Macquarie City Council decided 7 development applications for Hillsborough addresses over the past 24 months, with 7 approved (100% approval rate). Average processing time is 85 days. Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Hillsborough, 46.3% 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 294 lots in Hillsborough show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 13.0 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Lake Macquarie City Council and nearby postcodes.
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 Hillsborough.
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 2290 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Lake Macquarie 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 →