Village dominant. Median sale $532K over the last 24 months. 91% of decided DAs approved.
Broadwater 2472 spans 3 councils: Richmond Valley Council (478 lots), Bega Valley Shire Council (90 lots), Lismore City Council (39 lots). The dominant council (Richmond Valley Council) sets the canonical URL for this page.
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Zoning
Broadwater is dominated by RU5 — Village. 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
Broadwater 2472 covers an undefined area within Richmond Valley Council.
Drill into any lot in Broadwater
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 Broadwater?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
61% of lots are bushfire-prone — a bushfire assessment is likely required; also: 2% of lots carry heritage controls; 6.3% 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 system supplier · serves Broadwater, NSW
24 McDonald St, Broadwater NSW 2472
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
23 development applications for Broadwater addresses were decided by Richmond Valley Council over the past 24 months. 21 approved — a 91% 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 Broadwater and nearby.
Air conditioning system supplier
24 McDonald St, Broadwater NSW 2472
Home builder
Broadwater Beach Rd, Broadwater NSW 2472
Run a local business? Get found by property owners researching Broadwater.
List your business — freeFAQs
Broadwater is dominated by the RU5 (Village) zone, which covers 277 of 607 lots (50%). The full mix is: RU5 Village (50%), RU1 Primary Production (24%), C1 Local Centre (11%), C4 Mixed Use (10%), C3 Commercial Core (6%).
Across Broadwater, 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 Broadwater aren't eligible for a granny flat under SEPP (Housing) 2021 — typically because the dominant zoning (RU5) doesn't permit it, or lot sizes fall below the minimum. Always verify on the specific address.
The median sale price in Broadwater over the past 24 months is $532,000, across 37 sales. Median unimproved land value is $239,000.
Median weekly rent for a house in Broadwater is $600. Gross rental yield works out to 2.6%.
Richmond Valley Council decided 23 development applications for Broadwater addresses over the past 24 months, with 21 approved (91% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Broadwater, 2% with heritage controls, 61.1% 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 607 lots in Broadwater show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 3.1 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Richmond Valley Council and nearby postcodes.
Home builder · serves Broadwater, NSW
Broadwater Beach Rd, Broadwater NSW 2472
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 Broadwater.
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 2472 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Richmond Valley 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 →