Low Density Residential dominant. Median sale $1.41M over the last 24 months. 92% of decided DAs approved.
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Zoning
Carnes Hill 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
Carnes Hill 2171 covers an undefined area within Liverpool City Council.
Drill into any lot in Carnes Hill
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.
lots with remaining GFA capacity
under SEPP (Housing) 2021
lots that may support subdivision
adjoining lots with combined upside
show at least one development signal
average uplift signal across the suburb
Theoretical capacity if every lot built to its limit: 7,605 dwellings, with 502,228 m² of unused GFA across the suburb.
Own a property in Carnes Hill?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
8% of lots are bushfire-prone — a bushfire assessment is likely required; also: 1.2% of lots intersect a Threatened Ecological Community; 100.0% of lots fall within a flight-noise contour.
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 Carnes Hill, NSW
Carnes Hill NSW 2171
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
38 development applications for Carnes Hill addresses were decided by Liverpool City Council over the past 24 months. 35 approved — a 92% 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
10 businesses serving Carnes Hill and nearby.
Architecture firm
Carnes Hill NSW 2171
Retail space rental agency
59 William Buckley Dr, Carnes Hill NSW 2171
Air conditioning contractor
24 Alpine Pl, Carnes Hill NSW 2171
Mortgage broker
75 Sarah Hollands Dr, Carnes Hill NSW 2171
Mortgage broker
105 Rosedale Cct, Carnes Hill NSW 2171
Plumber
9 Crossley Ave, Carnes Hill NSW 2171
Run a local business? Get found by property owners researching Carnes Hill.
List your business — freeFAQs
Carnes Hill is dominated by the R2 (Low Density Residential) zone, which covers 571 of 998 lots (57%). The full mix is: R2 Low Density Residential (57%), R3 Medium Density Residential (40%), E1 Local Centre (2%), RE1 Public Recreation (1%), SP2 Infrastructure (0%).
Across Carnes Hill, the average maximum building height is 8.2 m and the average maximum Floor Space Ratio (FSR) is 0.64:1. Individual lots can vary materially — height and FSR are set per zone in the Local Environmental Plan (LEP) and can be modified by overlays. For an exact figure on a specific address, generate a planning report.
Yes — 956 lots in Carnes Hill 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 Carnes Hill over the past 24 months is $1,405,000, across 52 sales. Median unimproved land value is $714,000.
Median weekly rent for a house in Carnes Hill is $705. Gross rental yield works out to 1.9%.
Liverpool City Council decided 38 development applications for Carnes Hill addresses over the past 24 months, with 35 approved (92% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Carnes Hill, 8.3% 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.
986 of 998 lots in Carnes Hill show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 34.3 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Liverpool City Council and nearby postcodes.
Retail space rental agency · serves Carnes Hill, NSW
59 William Buckley Dr, Carnes Hill NSW 2171
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 Carnes Hill.
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 2171 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Liverpool 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 →