Kianga vs Narooma
Kianga (median $838,500) is roughly 1% cheaper to buy into than Narooma ($845,000). Over the past year, Narooma (+7.1%) ran 14.2 percentage points ahead of Kianga (-7.1%) on house-price growth.
Buying in Kianga or Narooma?
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Kianga and Narooma side by side
| Measure | Kianga | Narooma |
|---|---|---|
| Price and market | ||
| Median house | $838,500 | $845,000 |
| Median unit | $233,280 | $233,280 |
| House price change, 12 months | -7.1% | +7.1% |
| Renting | ||
| House rent | $553/wk | $553/wk |
| Unit rent | $440/wk | $440/wk |
| Owner occupied | 83.0% | 72.0% |
| Renter occupied | 14.0% | 25.0% |
| Schools | ||
| Schools nearby | 2 | 3 |
| Average ICSEA | 946 | 973 |
| Lifestyle and people | ||
| Walk score | 0 | 0 |
| Transit score | 0 | 0 |
| Bike score | 0 | 0 |
| Population | 785 | 2,731 |
| Median age | 58 | 58 |
| Climate | ||
| Annual rainfall | 973 mm | 965 mm |
| Mean max, January | 24.1°C | 24.2°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 Narooma (973) sits above Kianga (946). Kianga skews owner-occupied (83%), Narooma runs more rental-dense (72% owner).
- For buyers
- Kianga is the lower entry point at $838,500 median, 1% 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: Kianga delivers the better gross yield (3.43% vs 3.40%), but Narooma 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
- Narooma edges out on average school ICSEA (973 vs 946). Kianga also has a higher family-household share (69% vs 57%), so the catchment community skews family-heavy.
Kianga vs Narooma: common questions
Is Kianga or Narooma cheaper to buy in?
Kianga has the lower median house price at $838,500, roughly 1% below Narooma ($845,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kianga or Narooma?
Over the past 12 months, Narooma grew +7.1% vs -7.1% in Kianga, a gap of 14.2 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 Kianga or Narooma have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narooma scores 973 vs 946 in Kianga. 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, Kianga or Narooma?
Gross rental yield on houses is 3.43% in Kianga vs 3.40% in Narooma. 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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