New South Wales · Region
Home builders in Northern Beaches
Minimum lot sizes across these 10 suburbs run from 250 m² to 700 m². That figure decides whether a second dwelling or a subdivision is even a question on your block.
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Northern Beaches suburb by suburb
| Suburb | Residential zones | Height limit | Bushfire-prone | Overlays |
|---|---|---|---|---|
| Avalon Beach | R2 Low Density, R3 Medium Density | — | Mapped | 3 |
| Balgowlah | R1 General, R2 Low Density, R3 Medium Density | 8.5m | Mapped | 3 |
| Balgowlah Heights | R2 Low Density | 8.5m | Mapped | 2 |
| Bayview | R2 Low Density, R3 Medium Density, R5 Large Lot | — | Mapped | 2 |
| Belrose | R2 Low Density, R3 Medium Density | — | Mapped | 1 |
| Bilgola Plateau | R2 Low Density | — | Mapped | 1 |
| Dee Why | R2 Low Density, R3 Medium Density | 11m | Mapped | 3 |
| Manly | R1 General, R2 Low Density, R3 Medium Density | 8.5m | Mapped | 4 |
| Mona Vale | R2 Low Density, R3 Medium Density | — | Mapped | 2 |
| Seaforth | R1 General, R2 Low Density | 8.5m | Mapped | 4 |
Reading the table
- Heritage mapping runs from 354 in Manly down to 1 in Belrose.
- 5 overlay families are mapped across the region; Manly carries the most at 4.
- The 10 mapped suburbs cover 44 km² between them — Belrose is the largest at 14 km² and Bilgola Plateau the smallest at 1.4 km².
What is mapped across Northern Beaches
Mapped in all 10: Heritage — Item - General.
| Mapped only in some suburbs | Where (in the suburb, not on a given block) |
|---|---|
| Heritage — Item - Archaeological | Avalon Beach, Balgowlah, Bayview, Manly, Mona Vale and Seaforth |
| Heritage — Item - Landscape | Balgowlah, Balgowlah Heights, Dee Why, Manly and Seaforth |
| Heritage — Conservation Area - General | Avalon Beach and Manly |
| Heritage — Conservation Area - Landscape | Dee Why and Seaforth |
Which Northern Beaches suburb suits which build
- Room to move
Belrose is the largest at 13.5 km², Bilgola Plateau the most compact at 1.4 km².
- Fewest planning controls
Bilgola Plateau, with 1 overlay families mapped against 4 in Manly.
- Knockdown rebuild without a heritage question
Hardest in Manly at 354 records, easiest in Belrose at 1.
- Biggest minimum lot size
Seaforth at 900-999 m² minimum, against 250-299 m² minimum in Manly.
Questions about building in Northern Beaches
Which council approves building work in Northern Beaches?
Northern Beaches Council, for all 10 mapped Northern Beaches suburbs, under the Pittwater Local Environmental Plan 2014.
Is bushfire-prone land mapped in Northern Beaches?
Yes, in all 10 mapped Northern Beaches suburbs: Avalon Beach, Balgowlah, Balgowlah Heights, Bayview, Belrose, Bilgola Plateau, Dee Why, Manly, Mona Vale and Seaforth.
Which Northern Beaches suburb has the most planning constraints?
Manly: 4 overlay families against 1 in Bilgola Plateau.
What planning zones apply across Northern Beaches?
4: R1 General Residential, R2 Low Density Residential, R3 Medium Density Residential and R5 Large Lot Residential. Widest range: Balgowlah, at 3.
Is heritage mapped in Northern Beaches?
Heritage records intersecting each suburb: Manly 354, Balgowlah 59, Seaforth 28, Avalon Beach 25, Mona Vale 24, Dee Why 20, Balgowlah Heights 14, Bayview 14, Bilgola Plateau 5, Belrose 1.
What is the minimum lot size across Northern Beaches?
Avalon Beach: 700-749 m² minimum; Balgowlah: 300-349 m² minimum; Balgowlah Heights: 500-524 m² minimum; Belrose: 600-624 m² minimum; Manly: 250-299 m² minimum; Mona Vale: 700-749 m² minimum; Seaforth: 900-999 m² minimum.
Lodge with: Northern Beaches Council. Read 2026-09-20.
Licence checked on NSW Fair Trading's register, insurance sighted, solvency re-checked, service area confirmed. How the check works
Building in Northern Beaches?
Tell us the suburb and what you are building. Licence checked with NSW Fair Trading, insurance sighted, still trading, and genuinely working in Avalon Beach, Balgowlah and Balgowlah Heights. If we cannot find one worth recommending, we will say so.
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