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What is a TNV?

TNV stands for Technical and Numeric Variation. It's the per-locality rule in the SA Planning and Design Code that sets the actual subdivision numbers — minimum block size, frontage, building height, site coverage — for an exact street or precinct.

The short version

The SA Planning and Design Code has Code-wide default rules for each zone (e.g. "General Neighbourhood: 300m² minimum site area"). But many localities need different rules — Hyde Park is more heritage-protected than Munno Para. The TNV is how the Code lets each locality override the defaults with its own numbers.

For most residential zones in metro Adelaide, the TNV is the authoritative source. If a TNV says 500m² minimum site area and the zone default says 300m², the 500m² number is what your council will assess against.

What a TNV controls

  • Minimum site area — the smallest a lot can be for a detached dwelling, semi-detached, or other dwelling type
  • Minimum frontage — the smallest street-facing width allowed per lot
  • Maximum building height — measured in metres, levels, or both
  • Maximum site coverage — the percentage of the lot covered by buildings
  • Setback rules in some cases

Common TNV values in metro Adelaide

  • Hyde Park, Walkerville, Burnside: 400–550m² minimum, 12–15m frontage
  • Norwood, Unley: 350–500m² minimum, 12m frontage
  • Mid-ring suburbs (Prospect, Glenelg, Kensington): 250–400m² minimum, 9–12m frontage
  • Outer growth corridors (Mt Barker Township, Andrews Farm): 250–350m² minimum
  • Adelaide Hills (Stirling, Aldgate): 1,500–4,000m² minimum

How to find the TNV for any address

  1. Open the SA Property Central Subdivision & Zone Check tool
  2. Enter the address
  3. The green card labelled "TNV" shows the exact locality numbers for that address

That card overrides the grey "General Module" card below it (which shows the Code-wide defaults).

Why TNVs matter for buyers

  • Subdivision feasibility — a 1,000m² block looks subdividable until you discover the TNV requires 600m² minimum and 18m frontage. Maths fails.
  • Build envelope — max height TNV decides whether you can add a second storey at all
  • Site coverage — caps how much of the lot can be built on, affecting maximum house size
  • Resale signalling — properties on streets with looser TNVs trade slightly higher because of the latent subdivision potential

Read more

Check the TNV for any address

Run the Subdivision & Zone Check

The green TNV card shows the exact subdivision numbers for the locality.

Open Subdivision & Zone Check →