New South Wales · Region
Home builders in Port Stephens & Medowie
Minimum lot sizes across these 8 suburbs run from 400 m² to 1000 m². That figure decides whether a second dwelling or a subdivision is even a question on your block.
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Port Stephens & Medowie suburb by suburb
| Suburb | Residential zones | Height limit | Bushfire-prone | Overlays |
|---|---|---|---|---|
| Anna Bay | R2 Low Density, R5 Large Lot | — | Mapped | 1 |
| Hawks Nest | R2 Low Density, R3 Medium Density | — | Mapped | 1 |
| Karuah | R2 Low Density | — | Mapped | 1 |
| Lemon Tree Passage | R2 Low Density, R5 Large Lot | — | Mapped | 1 |
| Nelson Bay | R2 Low Density, R3 Medium Density | 9m | Mapped | 1 |
| Raymond Terrace | R1 General, R2 Low Density, R3 Medium Density | 9m | Mapped | 3 |
| Seaham | R2 Low Density, R5 Large Lot | — | Mapped | 2 |
| Tea Gardens | R2 Low Density, R3 Medium Density, R5 Large Lot | — | Mapped | 2 |
Reading the table
- Heritage mapping runs from 50 in Raymond Terrace down to 1 in Lemon Tree Passage.
- 3 overlay families are mapped across the region; Raymond Terrace carries the most at 3.
- The 8 mapped suburbs cover 309 km² between them — Tea Gardens is the largest at 82 km² and Lemon Tree Passage the smallest at 3.0 km².
What is mapped across Port Stephens & Medowie
Mapped in all 8: Heritage — Item - General.
| Mapped only in some suburbs | Where (in the suburb, not on a given block) |
|---|---|
| Heritage — Conservation Area - General | Raymond Terrace and Tea Gardens |
| Heritage — Item - Archaeological | Raymond Terrace and Seaham |
Which Port Stephens & Medowie suburb suits which build
- Room to move
Tea Gardens is the largest at 81.5 km², Lemon Tree Passage the most compact at 3.0 km².
- Fewest planning controls
Nelson Bay, with 1 overlay families mapped against 3 in Raymond Terrace.
- Knockdown rebuild without a heritage question
Hardest in Raymond Terrace at 50 records, easiest in Lemon Tree Passage at 1.
- Biggest minimum lot size
Hawks Nest at 1000-1999 m² minimum, against 450-474 m² minimum in Raymond Terrace.
Questions about building in Port Stephens & Medowie
Which council approves building work in Port Stephens & Medowie?
2: Anna Bay, Karuah, Lemon Tree Passage, Nelson Bay, Raymond Terrace and Seaham with Port Stephens Council; Hawks Nest and Tea Gardens with Mid-Coast Council.
Is bushfire-prone land mapped in Port Stephens & Medowie?
Yes, in all 8 mapped Port Stephens & Medowie suburbs: Anna Bay, Hawks Nest, Karuah, Lemon Tree Passage, Nelson Bay, Raymond Terrace, Seaham and Tea Gardens.
Which Port Stephens & Medowie suburb has the most planning constraints?
Raymond Terrace: 3 overlay families against 1 in Nelson Bay.
What planning zones apply across Port Stephens & Medowie?
4: R1 General Residential, R2 Low Density Residential, R3 Medium Density Residential and R5 Large Lot Residential. Widest range: Raymond Terrace, at 4.
Is heritage mapped in Port Stephens & Medowie?
Heritage records intersecting each suburb: Raymond Terrace 50, Tea Gardens 12, Seaham 8, Nelson Bay 5, Anna Bay 3, Karuah 3, Hawks Nest 1, Lemon Tree Passage 1.
What is the minimum lot size across Port Stephens & Medowie?
Hawks Nest: 1000-1999 m² minimum; Nelson Bay: 600-624 m² minimum; Raymond Terrace: 450-474 m² minimum; Tea Gardens: 1000-1999 m² minimum.
Lodge with: Anna Bay, Karuah, Lemon Tree Passage, Nelson Bay, Raymond Terrace and Seaham with Port Stephens Council (Port Stephens Local Environmental Plan 2013); Hawks Nest and Tea Gardens with Mid-Coast Council (Great Lakes Local Environmental Plan 2014). 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 Port Stephens & Medowie?
Tell us the suburb and what you are building. Licence checked with NSW Fair Trading, insurance sighted, still trading, and genuinely working in Anna Bay, Hawks Nest and Karuah. If we cannot find one worth recommending, we will say so.
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