Jamberoo vs Kiama Downs

Kiama Downs is the younger of the two, with a median age of 43 against 50 in Jamberoo. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Jamberoo: a median of $1.56 million, against $1.28 million in Kiama Downs. On these figures, Kiama Downs tends to suit buyers on a tighter budget.

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

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

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

First-home buyers

Kiama Downs

ahead on the one thing that separates them

  • has cheaper houses ($1,280,000 vs $1,565,000)

Weighs house prices and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Kiama Downs

ahead on 2 of the 4 things we measure here

  • is more walkable (45/100 vs 13/100)
  • has a shorter drive in (101 min vs 107 min)
  • But Jamberoo sits closer to the CBD (115.3 km vs 117.7 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Jamberoo has more residents already 65 and over (27% vs 21%)
  • Kiama Downs is more walkable (45/100 vs 13/100)

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

Investors

Jamberoo

ahead on the one thing that separates them

  • is growing faster (16.7% vs 1.7%)

Weighs population growth.

Where they sit

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

Jamberoo Kiama Downs
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.

Jamberoo Kiama Downs
Walkability 13 / 45
Jamberoo — Walkability: 13/100 Kiama Downs — Walkability: 45/100
Safety 73 / 82
Jamberoo — Safety: 73/100 Kiama Downs — Safety: 82/100
Low fire risk 43 / 100
Jamberoo — Low fire risk: 43/100 Kiama Downs — Low fire risk: 100/100

Demographics

Kiama Downs has more residents (5,087 vs 1,910); Jamberoo skews older (50 vs 43).

Jamberoo Kiama Downs
Population 1,910 5,087
+166% vs other
Population trend (2016 → 2021) +16.7% +1.7%
Median age 50 43
Median household income $110,812/yr
+1% vs other
 $109,356/yr
Median weekly rent $498/wk
+2% vs other
 $490/wk

Age profile

Share of residents in each band, 2021 Census.

Jamberoo Kiama Downs
0-4 5.9% / 5.6%
Jamberoo — 0-4: 5.9% Kiama Downs — 0-4: 5.6%
5-14 10.5% / 13.5%
Jamberoo — 5-14: 10.5% Kiama Downs — 5-14: 13.5%
15-19 6.1% / 6.3%
Jamberoo — 15-19: 6.1% Kiama Downs — 15-19: 6.3%
20-24 4.2% / 4.2%
Jamberoo — 20-24: 4.2% Kiama Downs — 20-24: 4.2%
25-34 7.3% / 8.9%
Jamberoo — 25-34: 7.3% Kiama Downs — 25-34: 8.9%
35-44 8.6% / 12.4%
Jamberoo — 35-44: 8.6% Kiama Downs — 35-44: 12.4%
45-54 13.5% / 13.2%
Jamberoo — 45-54: 13.5% Kiama Downs — 45-54: 13.2%
55-64 16.2% / 14.5%
Jamberoo — 55-64: 16.2% Kiama Downs — 55-64: 14.5%
65-74 16.0% / 14.0%
Jamberoo — 65-74: 16.0% Kiama Downs — 65-74: 14.0%
75-84 8.8% / 5.3%
Jamberoo — 75-84: 8.8% Kiama Downs — 75-84: 5.3%
85+ 2.2% / 1.9%
Jamberoo — 85+: 2.2% Kiama Downs — 85+: 1.9%

Bars are drawn against the largest share shown (16.2%).

Who lives together

Household composition, 2021 Census.

Jamberoo 59.2% couple families
Jamberoo — Couple Families: 59.2% Jamberoo — Lone Person: 26.6% Jamberoo — One Parent Families: 9.1% Jamberoo — Group Household: 1.9% Jamberoo — Other Families: 3.1%
Kiama Downs 58.3% couple families
Kiama Downs — Couple Families: 58.3% Kiama Downs — Lone Person: 24.1% Kiama Downs — One Parent Families: 14.6% Kiama Downs — Group Household: 2.2% Kiama Downs — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Jamberoo 10.8% renting
Jamberoo — Owned Outright: 55.2% Jamberoo — Mortgage: 34.0% Jamberoo — Renting: 10.8%
Kiama Downs 13.6% renting
Kiama Downs — Owned Outright: 47.0% Kiama Downs — Mortgage: 39.4% Kiama Downs — Renting: 13.6%
Owned outright Mortgage Renting

Qualifications

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

Jamberoo Kiama Downs
Certificate III & IV 15.8% / 16.8%
Jamberoo — Certificate III & IV: 15.8% Kiama Downs — Certificate III & IV: 16.8%
Bachelor Degree 16.5% / 14.8%
Jamberoo — Bachelor Degree: 16.5% Kiama Downs — Bachelor Degree: 14.8%
Advanced Diploma / Diploma 10.2% / 10.0%
Jamberoo — Advanced Diploma / Diploma: 10.2% Kiama Downs — Advanced Diploma / Diploma: 10.0%
Postgraduate Degree 6.3% / 4.7%
Jamberoo — Postgraduate Degree: 6.3% Kiama Downs — Postgraduate Degree: 4.7%
Graduate Diploma / Certificate 2.6% / 2.9%
Jamberoo — Graduate Diploma / Certificate: 2.6% Kiama Downs — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (16.8%).

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.

Jamberoo Kiama Downs
England 5.9% / 4.2%
Jamberoo — England: 5.9% Kiama Downs — England: 4.2%
New Zealand 0.9% / 1.5%
Jamberoo — New Zealand: 0.9% Kiama Downs — New Zealand: 1.5%
Scotland 0.4% / 0.8%
Jamberoo — Scotland: 0.4% Kiama Downs — Scotland: 0.8%
Germany 0.4% / 0.6%
Jamberoo — Germany: 0.4% Kiama Downs — Germany: 0.6%
India 0.5% / —
Jamberoo — India: 0.5% Kiama Downs — India: not among its largest
Netherlands 0.5% / —
Jamberoo — Netherlands: 0.5% Kiama Downs — Netherlands: not among its largest
South Africa — / 0.5%
Jamberoo — South Africa: not among its largest Kiama Downs — South Africa: 0.5%
Italy 0.4% / —
Jamberoo — Italy: 0.4% Kiama Downs — Italy: not among its largest

Bars are drawn against the largest share shown (5.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Jamberoo 95.5% houses
Jamberoo — Houses: 95.5% Jamberoo — Townhouses: 3.0% Jamberoo — Flats / Apartments: 1.5%
Kiama Downs 92.8% houses
Kiama Downs — Houses: 92.8% Kiama Downs — Townhouses: 5.8% Kiama Downs — Flats / Apartments: 1.4%
Houses Townhouses Flats / Apartments

Property market

Jamberoo Kiama Downs
Median house price $1,565,000 $1,280,000
Median unit price —
same for both
Median land price — $695,000
Typical days to sell (houses) 64 days
from 15 sales
 22 days
from 44 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.

Jamberoo Kiama Downs
3 bed $1.3M / $1.23M
Jamberoo — 3 bed: $1.3M (15 sales) Kiama Downs — 3 bed: $1.23M (37 sales)

15 vs 37 sales

4 bed $1.6M / $1.33M
Jamberoo — 4 bed: $1.6M (19 sales) Kiama Downs — 4 bed: $1.33M (45 sales)

19 vs 45 sales

Zoning mix

Jamberoo has more rural and farming land (48% vs 0%); Jamberoo has more land zoned for conservation (50% vs 33%).

Jamberoo Kiama Downs
Environmental 50% 33%
Rural and farming 48% 0%
Residential 1% 43%
Parks and recreation 0% 19%
Infrastructure and transport 1% 4%
Planning zones cover 100% of Jamberoo and 99% of Kiama Downs. 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

Jamberoo Kiama Downs
New dwellings approved 159
across Kiama
same for both
Approvals change year on year -35%
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.

Jamberoo Kiama Downs
Houses — 3.3%
$850/wk on $1.34M
Units —
same for both

Ranking within NSW

Jamberoo Kiama Downs
House price Higher than 72% of NSW Higher than 67% of NSW
Income Higher than 77% of NSW Higher than 75% of NSW
Schools —
same for both
Walkability Higher than 61% of NSW Higher than 80% of NSW
Affordability Higher than 45% of NSW Higher than 51% of NSW
EV adoption Higher than 87% of NSW Higher than 88% of NSW
NBN connectivity Higher than 85% of NSW Higher than 99% of NSW
Rental yield (houses) — Higher than 35% of NSW

Liveability

Kiama Downs is more walkable (45 vs 13); Kiama Downs scores higher overall (71 vs 53).

Jamberoo Kiama Downs
Grade B A
Score 53/100 71/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Jamberoo carries more bushfire risk (57 vs 0).

Jamberoo Kiama Downs
Bushfire Moderate
57/100
 None
0/100
Crime Low
27/100
 Low
18/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 Low
19/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 6
within 5 km

Schools

Jamberoo Kiama Downs
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both

Schools in Jamberoo

  • Jamberoo Public School Government · Primary at peers

Schools in Kiama Downs

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Jamberoo Kiama Downs
Supermarkets 1 0
Cafes & restaurants 2 0
Parks & reserves 3 5
Childcare 1 2
GPs 1
same for both
Pharmacies 0 1
Banks & Bank@Post 1
same for both
Beaches 0 1
Waterways 23 0

Mobility

Kiama Downs sits further from the CBD (117.7 km vs 115.3 km).

Jamberoo Kiama Downs
Walkability score 13/100 45/100
Distance to Sydney 115.3 km 117.7 km
+2% vs other
Drive time (normal traffic) 107 min 101 min
Public transport score 27/100
Bus
 73/100
Bus
Peak arrivals per hour 7.5
7-9am + 5-7pm
 68.8
7-9am + 5-7pm
Median peak wait 2 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 2533
same for both
Rooftop solar per 100 dwellings 47
postcode 2533
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.

Jamberoo Kiama Downs
Car (driver) 56.0% / 62.5%
Jamberoo — Car (driver): 56.0% Kiama Downs — Car (driver): 62.5%
Worked from Home 35.9% / 32.6%
Jamberoo — Worked from Home: 35.9% Kiama Downs — Worked from Home: 32.6%
Car (passenger) 2.5% / 3.3%
Jamberoo — Car (passenger): 2.5% Kiama Downs — Car (passenger): 3.3%
Walked Only 4.4% / 0.9%
Jamberoo — Walked Only: 4.4% Kiama Downs — Walked Only: 0.9%
Bicycle 0.8% / 0.2%
Jamberoo — Bicycle: 0.8% Kiama Downs — Bicycle: 0.2%
Train 0.4% / 0.5%
Jamberoo — Train: 0.4% Kiama Downs — Train: 0.5%

Bars are drawn against the largest share shown (62.5%).

Setting

Jamberoo Kiama Downs
Elevation 52 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 8.2 km 802 m
801 m to a named beach

NBN connectivity

Jamberoo Kiama Downs
Connectivity score 76/100 100/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 66%
821 premises
 100%
2,015 premises

Climate

Jamberoo Kiama Downs
Annual rainfall 974 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Jamberoo Kiama Downs
PM2.5 5.1 µg/m³
same for both
PM10 14.3 µg/m³
same for both
NO₂ 0.37 pphm
same for both

Council rates

Jamberoo Kiama Downs
Average residential rate $1,898/yr
same for both
Council Kiama
same for both

Federal electorate

Jamberoo Kiama Downs
Division Gilmore
same for both
Member Fiona Phillips
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Jamberoo Kiama Downs
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Jamberoo

Acreage Retirees River

Kiama Downs

Beach Coastal Large Blocks

More comparisons

Other comparisons with Jamberoo

Jamberoo vs Kiama Jamberoo vs Dunmore Jamberoo vs Curramore Jamberoo vs Foxground Jamberoo vs Jerrara Jamberoo vs Croom

Other comparisons with Kiama Downs

Kiama Downs vs Kiama Kiama Downs vs Minnamurra Kiama Downs vs Dunmore Kiama Downs vs Bombo
Full data on Jamberoo Full data on Kiama Downs
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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