Kiama Downs vs Dunmore.
Comparing two suburbs with median house prices of $1,280,000 and $1,075,000. Dunmore edges out on more headline metrics in this comparison.
Dunmore (median $1,075,000) is roughly 19% cheaper to buy into than Kiama Downs ($1,280,000). Over the past year, Dunmore (+15%) ran 20.7 percentage points ahead of Kiama Downs (-5.7%) on house-price growth.
On school quality, the average ICSEA across schools serving Kiama Downs (1004) sits above Dunmore (1002).
For buyers
Dunmore is the lower entry point at $1,075,000 median, 19% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Dunmore carries both higher gross yield (2.27% vs 1.95%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Kiama Downs edges out on average school ICSEA (1004 vs 1002).
Common questions
Is Kiama Downs or Dunmore cheaper to buy in?
Dunmore has the lower median house price at $1,075,000, roughly 19% below Kiama Downs ($1,280,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kiama Downs or Dunmore?
Over the past 12 months, Dunmore grew +15% vs -5.7% in Kiama Downs, a gap of 20.7 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Kiama Downs or Dunmore have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kiama Downs scores 1004 vs 1002 in Dunmore. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which suburb has higher rental yield, Kiama Downs or Dunmore?
Gross rental yield on houses is 2.27% in Dunmore vs 1.95% in Kiama Downs. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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