Property Report
Comprehensive multi-dimensional analysis
110 River Run Circuit
Zoning & Regional Plan
LDR
Low Density Residential
LEP: Gold Coast City Plan 2016
Height Limit
2 storeys
Min Lot Size
600m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Ormeau Hills is a growing residential suburb in the Gold Coast hinterland with good access to public primary and secondary schooling. The established Ormeau Hills State School serves the area, with Helensvale State Secondary College as the secondary catchment school. Several Catholic and independent alternatives are within 3–4 km, offering diverse educational pathways.
Likely public catchment
Ormeau Hills is likely zoned for Ormeau Hills State School (primary) and Helensvale State Secondary College (secondary); verify current catchment boundaries with the QLD Department of Education.
Nearby schools
Ormeau Hills State School
In catchmentOrmeau State School
Helensvale State Secondary College
In catchmentSt. Stephen's Catholic Primary School
Benowa State Secondary College
Tallebudgera Valley State School
St. Andrew's Lutheran College
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
110 River Run Circuit, Ormeau Hills is located in a residential area with moderate traffic flow. The property is situated on a local circuit road with reasonable access to main arterial routes.
Nearby Major Roads
Peak Hour Impact
Morning and afternoon peak hours (7-9am, 4-6pm) experience moderate congestion on Pacific Motorway and major arterials. Local streets including River Run Circuit remain relatively clear as they serve primarily residential traffic.
Public Transport
Approximately 1.5km to nearest bus stops on Tallebudgera-Ormeau Road. Limited public transport options; private vehicle access to M1 motorway recommended for commuter routes.
Public Transport
Unable to load this section
fetch failed
Flood Risk
Ormeau Hills is a residential suburb in the Gold Coast hinterland with moderate elevation relative to the Logan River system. While the broader Ormeau locality has historical flood exposure in lower-lying areas near the river, Ormeau Hills itself is positioned at higher altitude and generally sits outside primary flood overlays. Some properties in the lower western boundary may fall within or near Logan River catchment flood planning areas; property-specific flood searches and site assessments are recommended.
Planning Controls
- •Compliance with QLD Planning Scheme flood-prone land provisions where applicable
- •Mandatory Flood Risk Assessment for development in identified flood-prone areas
- •Building design and floor level requirements above Probable Maximum Flood (PMF) or 1% AEP level
- •Stormwater management and detention basin requirements for new subdivisions
Bushfire Risk
BAL Rating
BAL-12.5
Ormeau Hills is a residential suburb in the Gold Coast hinterland with moderate tree coverage but significant urban development and clearing. While the area has some bushfire-prone characteristics due to its elevated terrain and scattered eucalypt vegetation, it does not fall within a high-risk bushfire-prone area under Queensland's SPP mapping. Properties should comply with BAL-12.5 construction standards as a precautionary measure.
Crime & Safety
Ormeau Hills, located in the Gold Coast region of Queensland, experiences crime rates below the state average, reflecting its suburban character. The suburb shows stable crime trends with property-related offences being more prevalent than violent crimes. The area maintains a relatively safe residential environment compared to broader Queensland benchmarks.
Total Incidents
3,200
Estimated annual (2024-2025)
vs State
Below Average
Trend
➡️ stable
Crime Categories
Future Development
Ormeau Hills is a maturing outer Gold Coast suburb with ongoing estate development and staged residential releases. Development activity is predominantly low-to-medium density residential infill, with supporting infrastructure and local commercial services. Regional transport improvements via the M1 Pacific Motorway project continue to enhance accessibility and long-term development potential.
Ormeau Hills residential subdivision stage releases
0 kmOngoing estate development within Ormeau Hills with multiple residential stages in construction and planning phases.
M1 Pacific Motorway upgrades - Gold Coast section
2.5 kmState government motorway improvement project affecting regional connectivity and property access corridors in the Ormeau area.
Local residential DA approvals - low-density infill
1 kmScattered minor residential development approvals within and adjacent to Ormeau Hills for dual occupancies and single dwelling replacements.
Retail and commercial precinct - Ormeau Village
1.5 kmLocal commercial and retail services hub serving the broader Ormeau catchment area.
Proposed higher-density residential near major roads
2 kmPotential development opportunities for townhouses and small apartment projects near transport corridors and existing services.
Heritage & Conservation
Ormeau Hills is a contemporary outer-suburban residential area in the Gold Coast hinterland with minimal heritage listing and no formal conservation overlay. The broader Ormeau locality has historical significance from early agricultural and rural settlement, though individual properties in the Hills estate are unlikely to carry heritage restrictions. Any heritage considerations would relate to natural landscape values rather than built heritage.
Nearby Heritage Items