Low Density Residential dominant. Median sale $599.5K over the last 24 months. 88% of decided DAs approved.
Karuah 2324 spans 2 councils: Port Stephens Council (1,608 lots), Mid-Coast Council (97 lots). The dominant council (Port Stephens Council) sets the canonical URL for this page.
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Zoning
Karuah 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
Karuah 2324 covers an undefined area within Port Stephens Council.
Drill into any lot in Karuah
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
adjoining lots with combined upside
show at least one development signal
average uplift signal across the suburb
Own a property in Karuah?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
69% of lots are bushfire-prone — a bushfire assessment is likely required; also: 0% of lots carry heritage controls; 28.6% of lots intersect a Threatened Ecological Community; 0.7% of lots are exposed to projected sea-level rise.
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
Pest control service · serves Karuah, NSW
73 Holdom Rd, Karuah NSW 2324
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
86 development applications for Karuah addresses were decided by Port Stephens Council over the past 24 months. 76 approved — a 88% 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
3 businesses serving Karuah and nearby.
Pest control service
73 Holdom Rd, Karuah NSW 2324
Roofing contractor
17 Engel Ave, Karuah NSW 2324
Painter
9 Sir Edward St, Karuah NSW 2324
Run a local business? Get found by property owners researching Karuah.
List your business — freeFAQs
Karuah is dominated by the R2 (Low Density Residential) zone, which covers 807 of 1,705 lots (50%). The full mix is: R2 Low Density Residential (50%), RU2 Rural Landscape (45%), RU5 Village (2%), E1 Local Centre (2%), W4 W4 (1%).
Across Karuah, the average maximum building height is 9.0 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 — 779 lots in Karuah 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 Karuah over the past 24 months is $599,500, across 90 sales. Median unimproved land value is $306,000.
Median weekly rent for a house in Karuah is $555. Gross rental yield works out to 7.4%.
Port Stephens Council decided 86 development applications for Karuah addresses over the past 24 months, with 76 approved (88% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Karuah, 0% with heritage controls, 69.0% bushfire-prone, 0.2% near contaminated sites. 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 1,705 lots in Karuah show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 11.4 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Port Stephens Council and nearby postcodes.
Roofing contractor · serves Karuah, NSW
17 Engel Ave, Karuah NSW 2324
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 Karuah.
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 2324 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Port Stephens 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 →