Kiama Downs vs Shellharbour
Shellharbour (median $1,225,000) is roughly 4% cheaper to buy into than Kiama Downs ($1,280,000). Over the past year, Kiama Downs (-5.7%) ran 0.8 percentage points ahead of Shellharbour (-6.5%) on house-price growth.
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Kiama Downs and Shellharbour side by side
| Measure | Kiama Downs | Shellharbour |
|---|---|---|
| Price and market | ||
| Median house | $1,280,000 | $1,225,000 |
| Median unit | $354,960 | $343,440 |
| House price change, 12 months | -5.7% | -6.5% |
| Renting | ||
| House rent | $830/wk | $810/wk |
| Unit rent | $650/wk | $660/wk |
| Owner occupied | 85.0% | 65.0% |
| Renter occupied | 13.0% | 33.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1004 | 968 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,087 | 3,520 |
| Median age | 43 | 46 |
| Climate | ||
| Annual rainfall | 1126 mm | 1060 mm |
| Mean max, January | 25.6°C | 25.9°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
On school quality, the average ICSEA across schools serving Kiama Downs (1004) sits above Shellharbour (968). Kiama Downs skews owner-occupied (85%), Shellharbour runs more rental-dense (65% owner).
- For buyers
- Shellharbour is the lower entry point at $1,225,000 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Shellharbour delivers the better gross yield (3.44% vs 3.37%), but Kiama Downs has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Kiama Downs edges out on average school ICSEA (1004 vs 968). Kiama Downs also has a higher family-household share (83% vs 73%), so the catchment community skews family-heavy.
Kiama Downs vs Shellharbour: common questions
Is Kiama Downs or Shellharbour cheaper to buy in?
Shellharbour has the lower median house price at $1,225,000, roughly 4% 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 Shellharbour?
Over the past 12 months, Kiama Downs grew -5.7% vs -6.5% in Shellharbour, a gap of 0.8 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 Shellharbour have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kiama Downs scores 1004 vs 968 in Shellharbour. 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 Shellharbour?
Gross rental yield on houses is 3.44% in Shellharbour vs 3.37% 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.
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