Brighton-Le-Sands vs Kyeemagh

In both, most households own their home. In Brighton-Le-Sands, most homes are flats or apartments and about half of households are people living alone. In Kyeemagh, the large majority of homes are detached houses and about half of households are couple families. Houses cost more in Brighton-Le-Sands: a median of $2.33 million, against $2.02 million in Kyeemagh, though rent is higher in Kyeemagh. On these figures, Brighton-Le-Sands tends to suit people living alone, while Kyeemagh suits families with children and couples.

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

Brighton-Le-Sands

ahead on 3 of the 6 things we measure here

  • has more childcare (11 vs 2)
  • has more schools inside the suburb (3 vs 1)
  • carries lower crime risk (57/100 vs 70/100)
  • But Kyeemagh has more separate houses rather than flats (84% vs 30%)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Brighton-Le-Sands leaves households under less mortgage stress (34% vs 41%)
  • Kyeemagh has cheaper houses ($2,015,500 vs $2,335,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Brighton-Le-Sands

ahead on 3 of the 3 things we measure here

  • has a bigger rental market to choose from (45% vs 14%)
  • has cheaper rent ($450/wk vs $575/wk)
  • leaves renters under less rental stress (28% vs 34%)

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

Commuting to the city

Brighton-Le-Sands

ahead on the one thing that separates them

  • is more walkable (84/100 vs 61/100)

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

Downsizers and retirees

Brighton-Le-Sands

ahead on 4 of the 5 things we measure here

  • has more GPs (5 vs 0)
  • has more units and townhouses to downsize into (70% vs 16%)
  • is more walkable (84/100 vs 61/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Brighton-Le-Sands 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.

Brighton-Le-Sands 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.

Brighton-Le-Sands Kyeemagh
Walkability 84 / 61
Brighton-Le-Sands — Walkability: 84/100 Kyeemagh — Walkability: 61/100
Safety 43 / 30
Brighton-Le-Sands — Safety: 43/100 Kyeemagh — Safety: 30/100
Low fire risk 100 / 100
Brighton-Le-Sands — Low fire risk: 100/100 Kyeemagh — Low fire risk: 100/100

Demographics

Brighton-Le-Sands has more residents (8,336 vs 935); Kyeemagh rents higher ($575/wk vs $450/wk).

Brighton-Le-Sands Kyeemagh
Population 8,336
+89% vs other
 935
Population trend (2016 → 2021) +0.1% +1.7%
Median age 43 44
Median household income $82,264/yr $88,348/yr
+7% vs other
Median weekly rent $450/wk $575/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Brighton-Le-Sands Kyeemagh
0-4 5.2% / 4.8%
Brighton-Le-Sands — 0-4: 5.2% Kyeemagh — 0-4: 4.8%
5-14 8.9% / 14.0%
Brighton-Le-Sands — 5-14: 8.9% Kyeemagh — 5-14: 14.0%
15-19 4.5% / 5.6%
Brighton-Le-Sands — 15-19: 4.5% Kyeemagh — 15-19: 5.6%
20-24 4.6% / 4.3%
Brighton-Le-Sands — 20-24: 4.6% Kyeemagh — 20-24: 4.3%
25-34 13.3% / 8.2%
Brighton-Le-Sands — 25-34: 13.3% Kyeemagh — 25-34: 8.2%
35-44 15.6% / 13.5%
Brighton-Le-Sands — 35-44: 15.6% Kyeemagh — 35-44: 13.5%
45-54 14.5% / 14.7%
Brighton-Le-Sands — 45-54: 14.5% Kyeemagh — 45-54: 14.7%
55-64 12.5% / 11.2%
Brighton-Le-Sands — 55-64: 12.5% Kyeemagh — 55-64: 11.2%
65-74 10.7% / 11.4%
Brighton-Le-Sands — 65-74: 10.7% Kyeemagh — 65-74: 11.4%
75-84 7.3% / 7.7%
Brighton-Le-Sands — 75-84: 7.3% Kyeemagh — 75-84: 7.7%
85+ 2.8% / 3.9%
Brighton-Le-Sands — 85+: 2.8% Kyeemagh — 85+: 3.9%

Bars are drawn against the largest share shown (15.6%).

Who lives together

Household composition, 2021 Census.

Brighton-Le-Sands 31.4% couple families
Brighton-Le-Sands — Couple Families: 31.4% Brighton-Le-Sands — Lone Person: 46.1% Brighton-Le-Sands — One Parent Families: 15.3% Brighton-Le-Sands — Group Household: 5.1% Brighton-Le-Sands — Other Families: 2.0%
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.

Brighton-Le-Sands 44.9% renting
Brighton-Le-Sands — Owned Outright: 31.7% Brighton-Le-Sands — Mortgage: 23.4% Brighton-Le-Sands — Renting: 44.9%
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.

Brighton-Le-Sands Kyeemagh
Bachelor Degree 14.9% / 12.1%
Brighton-Le-Sands — Bachelor Degree: 14.9% Kyeemagh — Bachelor Degree: 12.1%
Certificate III & IV 10.9% / 10.7%
Brighton-Le-Sands — Certificate III & IV: 10.9% Kyeemagh — Certificate III & IV: 10.7%
Advanced Diploma / Diploma 9.5% / 7.1%
Brighton-Le-Sands — Advanced Diploma / Diploma: 9.5% Kyeemagh — Advanced Diploma / Diploma: 7.1%
Postgraduate Degree 5.8% / 2.7%
Brighton-Le-Sands — Postgraduate Degree: 5.8% Kyeemagh — Postgraduate Degree: 2.7%
Graduate Diploma / Certificate 1.5% / 0.3%
Brighton-Le-Sands — Graduate Diploma / Certificate: 1.5% Kyeemagh — Graduate Diploma / Certificate: 0.3%

Bars are drawn against the largest share shown (14.9%).

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.

Brighton-Le-Sands Kyeemagh
Greece 5.0% / 7.1%
Brighton-Le-Sands — Greece: 5.0% Kyeemagh — Greece: 7.1%
Lebanon 1.6% / 3.4%
Brighton-Le-Sands — Lebanon: 1.6% Kyeemagh — Lebanon: 3.4%
Brazil 2.5% / 1.7%
Brighton-Le-Sands — Brazil: 2.5% Kyeemagh — Brazil: 1.7%
Egypt 2.7% / 1.4%
Brighton-Le-Sands — Egypt: 2.7% Kyeemagh — Egypt: 1.4%
England 1.6% / 1.5%
Brighton-Le-Sands — England: 1.6% Kyeemagh — England: 1.5%
China 1.6% / 1.4%
Brighton-Le-Sands — China: 1.6% Kyeemagh — China: 1.4%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Brighton-Le-Sands 29.7% houses
Brighton-Le-Sands — Houses: 29.7% Brighton-Le-Sands — Flats / Apartments: 60.4% Brighton-Le-Sands — Townhouses: 10.0%
Kyeemagh 84.3% houses
Kyeemagh — Houses: 84.3% Kyeemagh — Flats / Apartments: 6.3% Kyeemagh — Townhouses: 9.4%
Houses Flats / Apartments Townhouses

Property market

Brighton-Le-Sands Kyeemagh
Median house price $2,335,000 $2,015,500
Median unit price $855,000 $805,000
Median land price —
same for both
Typical days to sell (houses) 27 days
from 20 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.

Brighton-Le-Sands Kyeemagh
3 bed $2.28M / $1.95M
Brighton-Le-Sands — 3 bed: $2.28M (12 sales) Kyeemagh — 3 bed: $1.95M (12 sales)

12 vs 12 sales

4 bed $2.29M / $2.37M
Brighton-Le-Sands — 4 bed: $2.29M (19 sales) Kyeemagh — 4 bed: $2.37M (5 sales)

19 vs 5 sales

Zoning mix

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

Brighton-Le-Sands Kyeemagh
Residential 74% 38%
Parks and recreation 7% 24%
Infrastructure and transport 16% 7%
Rural and farming 0% 14%
Environmental 0% 10%
Other and special use 0% 4%
Planning zones cover 97% of Brighton-Le-Sands 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

Brighton-Le-Sands 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.

Brighton-Le-Sands Kyeemagh
Houses — 3.2%
$1,100/wk on $1.8M
Units —
same for both

Ranking within NSW

Brighton-Le-Sands Kyeemagh
House price Higher than 87% of NSW Higher than 86% of NSW
Income Higher than 50% of NSW Higher than 57% of NSW
Schools Higher than 62% of NSW —
Walkability Higher than 94% of NSW Higher than 85% of NSW
Affordability Higher than 7% of NSW Higher than 11% of NSW
EV adoption Higher than 76% of NSW
same for both
NBN connectivity Higher than 79% of NSW Higher than 94% of NSW
Rental yield (houses) — Higher than 29% of NSW

Liveability

Brighton-Le-Sands is more walkable (84 vs 61); Brighton-Le-Sands scores higher overall (71 vs 65).

Brighton-Le-Sands Kyeemagh
Grade A B
Score 71/100 65/100
Socio-economic band advantaged area
decile 7/10
 advantaged area
decile 8/10

Risk profile

Kyeemagh carries more crime risk (70 vs 57).

Brighton-Le-Sands Kyeemagh
Bushfire None
0/100
same for both
Crime Moderate
57/100
 High
70/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
66/100
 Low
16/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
 11
within 5 km

Schools

Brighton-Le-Sands Kyeemagh
Inside the suburb 3 1
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 0 1
Universities within 10 km 3
The University of New South Wales, 8.0 km
 3
The University of New South Wales, 6.8 km
Full-time students aged 15–24 2.2% 2.8%

Schools in Brighton-Le-Sands

  • St Thomas More's Catholic Primary School Brighton Le Sands Catholic · Primary above peers
  • Brighton-Le-Sands Public School Government · Primary at peers
  • Cairnsfoot School Government · Combined · Special school

Schools in Kyeemagh

  • Kyeemagh Public School Government · Primary below peers

Amenities in the suburb

Brighton-Le-Sands Kyeemagh
Supermarkets 1 0
Cafes & restaurants 13 1
Parks & reserves 5 4
Childcare 11 2
GPs 5 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 2 0
Waterways 1 0

Mobility

Brighton-Le-Sands Kyeemagh
Walkability score 84/100 61/100
Distance to Sydney 15.8 km
+8% vs other
 14.6 km
Drive time (normal traffic) 19 min 18 min
Public transport score 79/100
Bus
 63/100
Bus
Peak arrivals per hour 135.8
7-9am + 5-7pm
 23.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 2216
same for both
Rooftop solar per 100 dwellings 10
postcode 2216
same for both

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.

Brighton-Le-Sands Kyeemagh
Car (driver) 49.0% / 56.2%
Brighton-Le-Sands — Car (driver): 49.0% Kyeemagh — Car (driver): 56.2%
Worked from Home 38.4% / 35.0%
Brighton-Le-Sands — Worked from Home: 38.4% Kyeemagh — Worked from Home: 35.0%
Train 5.4% / 2.4%
Brighton-Le-Sands — Train: 5.4% Kyeemagh — Train: 2.4%
Car (passenger) 3.2% / 2.7%
Brighton-Le-Sands — Car (passenger): 3.2% Kyeemagh — Car (passenger): 2.7%
Walked Only 2.5% / 1.7%
Brighton-Le-Sands — Walked Only: 2.5% Kyeemagh — Walked Only: 1.7%
Bus 1.1% / 2.0%
Brighton-Le-Sands — Bus: 1.1% Kyeemagh — Bus: 2.0%

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

Setting

Brighton-Le-Sands Kyeemagh
Elevation 8 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 417 m 431 m

NBN connectivity

Brighton-Le-Sands Kyeemagh
Connectivity score 73/100 88/100
Most common technology Fibre to the curb
same for both
Full-fibre (FTTP) share 17%
4,859 premises
 42%
369 premises

Climate

Brighton-Le-Sands 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)

Brighton-Le-Sands 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

Brighton-Le-Sands Kyeemagh
Average residential rate $1,217/yr
same for both
Council Bayside (NSW)
same for both

Federal electorate

Brighton-Le-Sands Kyeemagh
Division Kingsford Smith
same for both
Member Matt Thistlethwaite
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Brighton-Le-Sands Kyeemagh
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Brighton-Le-Sands

Apartments Coastal Middle-Ring Multicultural Parks Urban

Kyeemagh

Coastal Middle-Ring Multicultural Parks Premium Quiet

More comparisons

Other comparisons with Brighton-Le-Sands

Brighton-Le-Sands vs Rockdale Brighton-Le-Sands vs Monterey Brighton-Le-Sands vs Banksia

Other comparisons with Kyeemagh

Kyeemagh vs Mascot Kyeemagh vs Rockdale Kyeemagh vs Arncliffe Kyeemagh vs Banksia
Full data on Brighton-Le-Sands Full data on Kyeemagh
Unlock full address-level data — $29/month

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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