Kiama Heights vs Kiama.
Comparing two suburbs with median house prices of $1,530,000 and $1,500,000. Kiama edges out on more headline metrics in this comparison.
Kiama (median $1,500,000) is roughly 2% cheaper to buy into than Kiama Heights ($1,530,000). Over the past year, Kiama (-2.1%) ran 5.2 percentage points ahead of Kiama Heights (-7.3%) on house-price growth.
Kiama scores higher on walkability (0/100 vs 100/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kiama (1070) sits above Kiama Heights (1068). Kiama Heights skews owner-occupied (86%), Kiama runs more rental-dense (71% owner).
For buyers
Kiama is the lower entry point at $1,500,000 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Kiama carries both higher gross yield (2.88% vs 2.82%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Kiama edges out on average school ICSEA (1070 vs 1068). Kiama Heights also has a higher family-household share (84% vs 69%), so the catchment community skews family-heavy.
Common questions
Is Kiama Heights or Kiama cheaper to buy in?
Kiama has the lower median house price at $1,500,000, roughly 2% below Kiama Heights ($1,530,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kiama Heights or Kiama?
Over the past 12 months, Kiama grew -2.1% vs -7.3% in Kiama Heights, a gap of 5.2 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 Heights or Kiama have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kiama scores 1070 vs 1068 in Kiama Heights. 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 is more walkable, Kiama Heights or Kiama?
Kiama scores 100/100 on walkability vs 0/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Kiama Heights or Kiama?
Gross rental yield on houses is 2.88% in Kiama vs 2.82% in Kiama Heights. 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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