Low Density Residential dominant. Median sale $550K over the last 24 months. 91% of decided DAs approved.
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Zoning
Cooma 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
Cooma 2630 covers an undefined area within Snowy Monaro Regional Council.
Drill into any lot in Cooma
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: 31,591 dwellings, with 2,472,350 m² of unused GFA across the suburb.
Own a property in Cooma?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
35% of lots are bushfire-prone — a bushfire assessment is likely required; also: 5% of lots carry heritage controls; 5.4% 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
Real estate agent · serves Cooma, NSW
38 Vale St, Cooma NSW 2630
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
Greater Sydney Region Plan / NSW Department of Planning forecast.
DA activity
96 development applications for Cooma addresses were decided by Snowy Monaro Regional Council over the past 24 months. 87 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
31 businesses serving Cooma and nearby.
Real estate agent
38 Vale St, Cooma NSW 2630
Appliance store
55 Sharp St, Cooma NSW 2630
Concrete product supplier
85 Polo Flat Rd, Cooma NSW 2630
Electrician
suite 191/25 Vale St, Cooma NSW 2630
Concrete product supplier
80 Polo Flat Rd, Cooma NSW 2630
Insurance agency
150 Sharp St, Cooma NSW 2630
Run a local business? Get found by property owners researching Cooma.
List your business — freeFAQs
Cooma is dominated by the R2 (Low Density Residential) zone, which covers 2,670 of 4,089 lots (72%). The full mix is: R2 Low Density Residential (72%), R1 General Residential (11%), RU1 Primary Production (6%), E2 Commercial Centre (6%), R5 Large Lot Residential (5%).
Across Cooma, the average maximum building height is 8.9 m and the average maximum Floor Space Ratio (FSR) is 0.43:1. 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 — 3,205 lots in Cooma 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 Cooma over the past 24 months is $550,000, across 307 sales. Median unimproved land value is $215,000.
Median weekly rent for a house in Cooma is $450. Gross rental yield works out to 4.1%.
Snowy Monaro Regional Council decided 96 development applications for Cooma addresses over the past 24 months, with 87 approved (91% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Cooma, 5% with heritage controls, 34.9% bushfire-prone, 0.6% 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.
3,002 of 4,089 lots in Cooma show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 24.4 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Snowy Monaro Regional Council and nearby postcodes.
Appliance store · serves Cooma, NSW
55 Sharp St, Cooma NSW 2630
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 Cooma.
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 2630 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Snowy Monaro Regional 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 →