Primary Production dominant. Median sale $430K over the last 24 months. 88% of decided DAs approved.
Bendemeer 2355 spans 2 councils: Tamworth Regional Council (1,076 lots), Walcha Council (33 lots). The dominant council (Tamworth Regional Council) sets the canonical URL for this page.
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Zoning
Bendemeer is dominated by RU1 — Primary Production. 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
Bendemeer 2355 covers an undefined area within Tamworth Regional Council.
Drill into any lot in Bendemeer
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 Bendemeer?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
12% of lots are in mapped flood zones — material for any development; also: 97% of lots are bushfire-prone — a bushfire assessment is likely required; 11% of lots carry heritage controls; 24.8% 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
Pest control service · serves Bendemeer, NSW
210 Francis St, Bendemeer NSW 2355
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
8 development applications for Bendemeer addresses were decided by Tamworth Regional Council over the past 24 months. 7 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
1 business serving Bendemeer and nearby.
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List your business — freeFAQs
Bendemeer is dominated by the RU1 (Primary Production) zone, which covers 626 of 1,109 lots (56%). The full mix is: RU1 Primary Production (56%), RU5 Village (22%), RU4 Primary Production Small Lots (21%).
Most lots in Bendemeer aren't eligible for a granny flat under SEPP (Housing) 2021 — typically because the dominant zoning (RU1) doesn't permit it, or lot sizes fall below the minimum. Always verify on the specific address.
The median sale price in Bendemeer over the past 24 months is $430,000, across 25 sales. Median unimproved land value is $207,000.
Median weekly rent for a house in Bendemeer is $435. Gross rental yield works out to 3.3%.
Tamworth Regional Council decided 8 development applications for Bendemeer addresses over the past 24 months, with 7 approved (88% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Bendemeer, 11.6% flood-affected, 11% with heritage controls, 96.8% 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 1,109 lots in Bendemeer show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 3.2 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Tamworth Regional 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 Bendemeer.
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 2355 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Tamworth 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 →