Arncliffe vs Kyeemagh

Arncliffe is the younger of the two, with a median age of 34 against 44 in Kyeemagh. In both, most households own their home. In Arncliffe, about half of homes are flats or apartments. In Kyeemagh, the large majority of homes are detached houses and about half of households are couple families. Houses cost more in Kyeemagh: a median of $2.02 million, against $1.85 million in Arncliffe, and rent is higher there too. Kyeemagh is closer to the city centre: 14.6 km, against 16.4 km. On these figures, Arncliffe tends to suit young adults, while Kyeemagh suits older residents.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Arncliffe

ahead on 4 of the 6 things we measure here

  • has more childcare (11 vs 2)
  • has more schools inside the suburb (5 vs 1)
  • has more parks and reserves (10 vs 4)
  • But Kyeemagh has more separate houses rather than flats (84% vs 40%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Arncliffe

ahead on the one thing that separates them

  • leaves households under less mortgage stress (26% vs 41%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Arncliffe

ahead on 3 of the 3 things we measure here

  • has a bigger rental market to choose from (42% vs 14%)
  • leaves renters under less rental stress (24% vs 34%)
  • has cheaper rent ($500/wk vs $575/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Arncliffe

ahead on 2 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (11% vs 2%)
  • is more walkable (96/100 vs 61/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Arncliffe

ahead on 4 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • has more units and townhouses to downsize into (60% vs 16%)
  • is more walkable (96/100 vs 61/100)
  • But Kyeemagh has more residents already 65 and over (23% vs 13%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Arncliffe

ahead on the one thing that separates them

  • is growing faster (13.5% vs 1.7%)

Weighs house yield and population growth.

Where they sit

Arncliffe and Kyeemagh drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Arncliffe Kyeemagh
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Arncliffe Kyeemagh
Walkability 96 / 61
Arncliffe — Walkability: 96/100 Kyeemagh — Walkability: 61/100
Safety 53 / 30
Arncliffe — Safety: 53/100 Kyeemagh — Safety: 30/100
Low fire risk 100 / 100
Arncliffe — Low fire risk: 100/100 Kyeemagh — Low fire risk: 100/100

Demographics

Arncliffe has more residents (12,023 vs 935); Kyeemagh skews older (44 vs 34).

Arncliffe Kyeemagh
Population 12,023
+92% vs other
 935
Population trend (2016 → 2021) +13.5% +1.7%
Median age 34 44
Median household income $106,392/yr
+17% vs other
 $88,348/yr
Median weekly rent $500/wk $575/wk
+15% vs other

Age profile

Share of residents in each band, 2021 Census.

Arncliffe Kyeemagh
0-4 6.0% / 4.8%
Arncliffe — 0-4: 6.0% Kyeemagh — 0-4: 4.8%
5-14 9.7% / 14.0%
Arncliffe — 5-14: 9.7% Kyeemagh — 5-14: 14.0%
15-19 4.6% / 5.6%
Arncliffe — 15-19: 4.6% Kyeemagh — 15-19: 5.6%
20-24 7.2% / 4.3%
Arncliffe — 20-24: 7.2% Kyeemagh — 20-24: 4.3%
25-34 23.7% / 8.2%
Arncliffe — 25-34: 23.7% Kyeemagh — 25-34: 8.2%
35-44 16.0% / 13.5%
Arncliffe — 35-44: 16.0% Kyeemagh — 35-44: 13.5%
45-54 11.0% / 14.7%
Arncliffe — 45-54: 11.0% Kyeemagh — 45-54: 14.7%
55-64 9.1% / 11.2%
Arncliffe — 55-64: 9.1% Kyeemagh — 55-64: 11.2%
65-74 6.4% / 11.4%
Arncliffe — 65-74: 6.4% Kyeemagh — 65-74: 11.4%
75-84 4.3% / 7.7%
Arncliffe — 75-84: 4.3% Kyeemagh — 75-84: 7.7%
85+ 2.0% / 3.9%
Arncliffe — 85+: 2.0% Kyeemagh — 85+: 3.9%

Bars are drawn against the largest share shown (23.7%).

Who lives together

Household composition, 2021 Census.

Arncliffe 43.0% couple families
Arncliffe — Couple Families: 43.0% Arncliffe — Lone Person: 29.9% Arncliffe — One Parent Families: 15.2% Arncliffe — Group Household: 9.5% Arncliffe — Other Families: 2.4%
Kyeemagh 49.4% couple families
Kyeemagh — Couple Families: 49.4% Kyeemagh — Lone Person: 23.8% Kyeemagh — One Parent Families: 23.8% Kyeemagh — Group Household: 2.9% Kyeemagh — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Arncliffe 41.9% renting
Arncliffe — Owned Outright: 24.8% Arncliffe — Mortgage: 33.3% Arncliffe — Renting: 41.9%
Kyeemagh 13.6% renting
Kyeemagh — Owned Outright: 50.7% Kyeemagh — Mortgage: 35.7% Kyeemagh — Renting: 13.6%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Arncliffe Kyeemagh
Bachelor Degree 19.0% / 12.1%
Arncliffe — Bachelor Degree: 19.0% Kyeemagh — Bachelor Degree: 12.1%
Certificate III & IV 7.7% / 10.7%
Arncliffe — Certificate III & IV: 7.7% Kyeemagh — Certificate III & IV: 10.7%
Advanced Diploma / Diploma 7.7% / 7.1%
Arncliffe — Advanced Diploma / Diploma: 7.7% Kyeemagh — Advanced Diploma / Diploma: 7.1%
Postgraduate Degree 7.8% / 2.7%
Arncliffe — Postgraduate Degree: 7.8% Kyeemagh — Postgraduate Degree: 2.7%
Graduate Diploma / Certificate 1.3% / 0.3%
Arncliffe — Graduate Diploma / Certificate: 1.3% Kyeemagh — Graduate Diploma / Certificate: 0.3%

Bars are drawn against the largest share shown (19.0%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Arncliffe Kyeemagh
Lebanon 5.7% / 3.4%
Arncliffe — Lebanon: 5.7% Kyeemagh — Lebanon: 3.4%
China 5.9% / 1.4%
Arncliffe — China: 5.9% Kyeemagh — China: 1.4%
Greece — / 7.1%
Arncliffe — Greece: not among its largest Kyeemagh — Greece: 7.1%
Brazil 1.4% / 1.7%
Arncliffe — Brazil: 1.4% Kyeemagh — Brazil: 1.7%
New Zealand 1.4% / 1.4%
Arncliffe — New Zealand: 1.4% Kyeemagh — New Zealand: 1.4%
England 1.2% / 1.5%
Arncliffe — England: 1.2% Kyeemagh — England: 1.5%
Philippines 2.1% / —
Arncliffe — Philippines: 2.1% Kyeemagh — Philippines: not among its largest
Vietnam 1.6% / —
Arncliffe — Vietnam: 1.6% Kyeemagh — Vietnam: not among its largest

Bars are drawn against the largest share shown (7.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Arncliffe 40.0% houses
Arncliffe — Houses: 40.0% Arncliffe — Flats / Apartments: 49.2% Arncliffe — Townhouses: 10.7%
Kyeemagh 84.3% houses
Kyeemagh — Houses: 84.3% Kyeemagh — Flats / Apartments: 6.3% Kyeemagh — Townhouses: 9.4%
Houses Flats / Apartments Townhouses

Property market

Arncliffe Kyeemagh
Median house price $1,850,000 $2,015,500
Median unit price $770,000 $805,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 70 sales
 38 days
from 10 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Arncliffe Kyeemagh
2 bed $1.49M / $1.9M
Arncliffe — 2 bed: $1.49M (11 sales) Kyeemagh — 2 bed: $1.9M (5 sales)

11 vs 5 sales

3 bed $1.75M / $1.95M
Arncliffe — 3 bed: $1.75M (39 sales) Kyeemagh — 3 bed: $1.95M (12 sales)

39 vs 12 sales

4 bed $2.15M / $2.37M
Arncliffe — 4 bed: $2.15M (25 sales) Kyeemagh — 4 bed: $2.37M (5 sales)

25 vs 5 sales

Zoning mix

Kyeemagh has more rural and farming land (14% vs 0%).

Arncliffe Kyeemagh
Residential 57% 38%
Parks and recreation 6% 24%
Other and special use 17% 4%
Rural and farming 0% 14%
Infrastructure and transport 10% 7%
Environmental 2% 10%
Commercial 5% 0%
Industrial 2% 0%
Planning zones cover 100% of Arncliffe and 97% of Kyeemagh. The rest is unzoned land such as water or road reserve.
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Arncliffe Kyeemagh
New dwellings approved 857
across Bayside (NSW)
same for both
Approvals change year on year +98%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Arncliffe Kyeemagh
Houses 3.1%
$950/wk on $1.6M
 3.2%
$1,100/wk on $1.8M
Units 5.2%
$750/wk on $750K
 —

Ranking within NSW

Arncliffe Kyeemagh
House price Higher than 83% of NSW Higher than 86% of NSW
Income Higher than 72% of NSW Higher than 57% of NSW
Schools Higher than 41% of NSW —
Walkability Higher than 98% of NSW Higher than 85% of NSW
Affordability Higher than 24% of NSW Higher than 11% of NSW
EV adoption Higher than 91% of NSW Higher than 76% of NSW
NBN connectivity Higher than 92% of NSW Higher than 94% of NSW
Rental yield (houses) Higher than 25% of NSW Higher than 29% of NSW
Rental yield (units) Higher than 73% of NSW —

Liveability

Arncliffe is more walkable (96 vs 61); Arncliffe scores higher overall (70 vs 65).

Arncliffe Kyeemagh
Grade A B
Score 70/100 65/100
Socio-economic band advantaged area
decile 8/10
same for both

Risk profile

Kyeemagh carries more crime risk (70 vs 47).

Arncliffe Kyeemagh
Bushfire None
0/100
same for both
Crime Moderate
47/100
 High
70/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 Low
16/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 11
within 5 km

Schools

Arncliffe Kyeemagh
Inside the suburb 5 1
Rated above peers 1 0
Rated at peers 2 0
Rated below peers 2 1
Universities within 10 km 3
The University of Sydney, 6.5 km
 3
The University of New South Wales, 6.8 km
Full-time students aged 15–24 2.5% 2.8%

Schools in Arncliffe

  • Kingdom Culture Christian School Independent · Combined above peers
  • Al Zahra College Independent · Combined at peers
  • St Francis Xavier's Catholic Primary School Catholic · Primary at peers
  • Arncliffe Public School Government · Primary below peers
  • Athelstane Public School Government · Primary below peers

Schools in Kyeemagh

  • Kyeemagh Public School Government · Primary below peers

Amenities in the suburb

Arncliffe Kyeemagh
Supermarkets 1 0
Cafes & restaurants 7 1
Parks & reserves 10 4
Childcare 11 2
GPs 4 0
Pharmacies 4 0
Banks & Bank@Post 1 0
Fuel stations 2 0

Mobility

Arncliffe Kyeemagh
Walkability score 96/100 61/100
Distance to Sydney 16.4 km
+11% vs other
 14.6 km
Drive time (normal traffic) 20 min 18 min
Public transport score 79/100
Rail · Bus
 63/100
Bus
Peak arrivals per hour 74.8
7-9am + 5-7pm
 23.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.6%
postcode 2205
 0.9%
postcode 2216
Rooftop solar per 100 dwellings 8
postcode 2205
 10
postcode 2216

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Arncliffe Kyeemagh
Car (driver) 38.0% / 56.2%
Arncliffe — Car (driver): 38.0% Kyeemagh — Car (driver): 56.2%
Worked from Home 43.9% / 35.0%
Arncliffe — Worked from Home: 43.9% Kyeemagh — Worked from Home: 35.0%
Train 11.3% / 2.4%
Arncliffe — Train: 11.3% Kyeemagh — Train: 2.4%
Car (passenger) 4.1% / 2.7%
Arncliffe — Car (passenger): 4.1% Kyeemagh — Car (passenger): 2.7%
Walked Only 1.7% / 1.7%
Arncliffe — Walked Only: 1.7% Kyeemagh — Walked Only: 1.7%
Bus 0.7% / 2.0%
Arncliffe — Bus: 0.7% Kyeemagh — Bus: 2.0%

Bars are drawn against the largest share shown (56.2%).

Setting

Arncliffe Kyeemagh
Elevation 33 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 2.0 km 431 m

NBN connectivity

Arncliffe Kyeemagh
Connectivity score 86/100 88/100
Most common technology Fibre to the premises Fibre to the curb
Full-fibre (FTTP) share 44%
4,997 premises
 42%
369 premises

Climate

Arncliffe Kyeemagh
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Arncliffe Kyeemagh
PM2.5 6.5 µg/m³
same for both
PM10 16.1 µg/m³
same for both
NO₂ 0.79 pphm
same for both

Council rates

Arncliffe Kyeemagh
Average residential rate $1,217/yr
same for both
Council Bayside (NSW)
same for both

Federal electorate

Arncliffe Kyeemagh
Division Barton Kingsford Smith
Member Ash Ambihaipahar Matt Thistlethwaite
Party Australian Labor Party
same for both

First Home Owner Grant

Arncliffe Kyeemagh
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Arncliffe

Apartments Coastal Gentrifying Middle-Ring Multicultural Parks Urban

Kyeemagh

Coastal Middle-Ring Multicultural Parks Premium Quiet

More comparisons

Other comparisons with Arncliffe

Arncliffe vs Mascot Arncliffe vs Bexley Arncliffe vs Rockdale Arncliffe vs Wolli Creek Arncliffe vs Tempe Arncliffe vs Banksia

Other comparisons with Kyeemagh

Kyeemagh vs Mascot Kyeemagh vs Rockdale Kyeemagh vs Brighton-Le-Sands Kyeemagh vs Banksia
Full data on Arncliffe Full data on Kyeemagh
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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