Farming Zone dominant. 104 lots resolved to zone, overlays and development potential.
Fern Hill 3458 spans 2 councils: Hepburn (58 lots), Macedon Ranges (46 lots). The dominant council (Hepburn) sets the canonical URL for this page.
Zoning
Fern Hill is dominated by FZ — Farming Zone. Land use, building height, overlays, and permitted development are set per zone in the planning scheme under the Victorian Planning Provisions, with ResCode governing residential design.
Limit varies by lot — check your address for the exact figure.
Modelled dwelling capacity if every lot built to its zone controls.
Location
Fern Hill 3458 covers 17.6 km² within Hepburn.
Drill into any lot in Fern 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 small second dwelling, or sized for subdivision.
under the VPP small second dwelling provisions (Clause 52.18 / 54)
lots that may support subdivision
show at least one development signal
Own a property in Fern Hill?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
28% of lots carry a Heritage Overlay.
Suburb-wide percentages — your specific lot may have all, some, or none of these.
LSIO / Floodway overlay
BMO — BAL assessment triggered
HO — controls on demolition & works
Near a recorded contaminated site
Market
Rent and market context from state rental bond and demographic data.
Sale-price history isn't yet loaded for this suburb — rent and planning data are shown where available.
FAQs
Fern Hill is dominated by the FZ (Farming Zone) zone, which covers 53 of 104 lots (51%). The full mix is: FZ Farming Zone (51%), RCZ Rural Conservation Zone (39%), PUZ Public Use Zone (5%), TRZ Transport Zone (5%).
Most lots in Fern Hill aren't eligible for a small second dwelling under the VPP small second dwelling provisions (Clause 52.18 / 54) — typically because the dominant zoning (FZ) doesn't permit it, or lot sizes fall below the minimum. Always verify on the specific address.
Median weekly rent for a house in Fern Hill is $550.
Across Fern Hill, 28% with heritage controls, 3.4% 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 104 lots in Fern Hill show identifiable development potential — under-developed for the planning controls, eligible for a small second dwelling, or capable of subdivision.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Hepburn 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 · planning scheme + overlays 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 Victoria Government data — and you can verify any of it directly with the source.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Zoning, height, overlays and development potential computed from the Hepburnplanning scheme (Victorian Planning Provisions) and lot-level cadastre (104 lots). Hazard overlays, demographics and rent drawn from Victorian Planning Provisions & planning schemes, Victorian Building Authority / building permit activity, Victoria in Future, and ABS Census 2021. Aggregated by ZoneDSS · last updated 2026-06-08.
Suburb-wide statistics — your specific lot may vary. Always run a planning report on the actual address before making a decision. How ZoneDSS works →