Werri Beach vs Kiama Heights
Kiama Heights (median $1,530,000) is roughly 54% cheaper to buy into than Werri Beach ($3,300,000).
Buying in Werri Beach or Kiama Heights?
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Werri Beach and Kiama Heights side by side
| Measure | Werri Beach | Kiama Heights |
|---|---|---|
| Price and market | ||
| Median house | $3,300,000 | $1,530,000 |
| Median unit | $343,440 | $354,960 |
| House price change, 12 months | – | -7.3% |
| Renting | ||
| House rent | $850/wk | $830/wk |
| Unit rent | – | $650/wk |
| Owner occupied | 83.0% | 86.0% |
| Renter occupied | 15.0% | 13.0% |
| Schools | ||
| Schools nearby | 4 | 6 |
| Average ICSEA | 1074 | 1068 |
| Lifestyle and people | ||
| Walk score | 2 | 0 |
| Transit score | 10 | 0 |
| Bike score | 100 | 60 |
| Population | 510 | 878 |
| Median age | 47 | 47 |
| Climate | ||
| Annual rainfall | 1279 mm | 1278 mm |
| Mean max, January | 25.6°C | 25.4°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
Werri Beach scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Werri Beach (1074) sits above Kiama Heights (1068).
- For buyers
- Kiama Heights is the lower entry point at $1,530,000 median, 54% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Kiama Heights offers the higher gross rental yield (2.82% vs 1.34%), favouring cash-flow investors.
- For families
- Werri Beach edges out on average school ICSEA (1074 vs 1068).
Werri Beach vs Kiama Heights: common questions
Is Werri Beach or Kiama Heights cheaper to buy in?
Kiama Heights has the lower median house price at $1,530,000, roughly 54% below Werri Beach ($3,300,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Werri Beach or Kiama Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Werri Beach scores 1074 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, Werri Beach or Kiama Heights?
Werri Beach scores 2/100 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, Werri Beach or Kiama Heights?
Gross rental yield on houses is 2.82% in Kiama Heights vs 1.34% in Werri Beach. 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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