Kiama vs Kiama Downs.
Comparing two suburbs with median house prices of $1,500,000 and $1,280,000. Kiama edges out on more headline metrics in this comparison.
Kiama Downs (median $1,280,000) is roughly 17% cheaper to buy into than Kiama ($1,500,000). Over the past year, Kiama (-2.1%) ran 3.6 percentage points ahead of Kiama Downs (-5.7%) on house-price growth.
Kiama scores higher on walkability (100/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kiama (1070) sits above Kiama Downs (1004). Kiama Downs skews owner-occupied (85%), Kiama runs more rental-dense (71% owner).
For buyers
Kiama Downs is the lower entry point at $1,280,000 median, 17% 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: Kiama Downs delivers the better gross yield (1.95% vs 1.66%), but Kiama 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 edges out on average school ICSEA (1070 vs 1004). Kiama Downs also has a higher family-household share (83% vs 69%), so the catchment community skews family-heavy.
Common questions
Is Kiama or Kiama Downs cheaper to buy in?
Kiama Downs has the lower median house price at $1,280,000, roughly 17% below Kiama ($1,500,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kiama or Kiama Downs?
Over the past 12 months, Kiama grew -2.1% vs -5.7% in Kiama Downs, a gap of 3.6 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 or Kiama Downs have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kiama scores 1070 vs 1004 in Kiama Downs. 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 or Kiama Downs?
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 or Kiama Downs?
Gross rental yield on houses is 1.95% in Kiama Downs vs 1.66% in Kiama. 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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