Kiama Downs vs Kiama

Kiama Downs is the younger of the two, with a median age of 43 against 52 in Kiama. In both, the large majority of households own their home and most homes are detached houses. In Kiama Downs, most households are couple families. Houses cost more in Kiama: a median of $1.59 million, against $1.28 million in Kiama Downs. On these figures, Kiama Downs tends to suit families with children, couples, and buyers on a tighter budget, while Kiama suits people living alone and 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

They split

one each way, out of the 6 things we measure here

  • Kiama Downs carries lower crime risk (18/100 vs 59/100)
  • Kiama has more schools inside the suburb (3 vs 0)

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

First-home buyers

Kiama Downs

ahead on 3 of the 3 things we measure here

  • leaves households under less mortgage stress (24% vs 32%)
  • has cheaper land ($695,000 vs $870,000)
  • has cheaper houses ($1,280,000 vs $1,595,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

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

  • Kiama Downs leaves renters under less rental stress (23% vs 30%)
  • Kiama has a bigger rental market to choose from (24% vs 14%)

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

  • has a shorter drive in (101 min vs 106 min)
  • sits closer to the CBD (117.7 km vs 123 km)
  • But Kiama is more walkable (84/100 vs 45/100)

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

Downsizers and retirees

Kiama

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (45% vs 7%)
  • has more GPs (4 vs 1)
  • is more walkable (84/100 vs 45/100)
  • But Kiama Downs carries lower crime risk (18/100 vs 59/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Kiama Downs returns a higher gross yield on houses (3.3% vs 2.6%)
  • Kiama is growing faster (14.9% vs 1.7%)

Weighs house yield and population growth.

Where they sit

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

Kiama Downs Kiama
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.

Kiama Downs Kiama
Walkability 45 / 84
Kiama Downs — Walkability: 45/100 Kiama — Walkability: 84/100
Safety 82 / 41
Kiama Downs — Safety: 82/100 Kiama — Safety: 41/100
Low fire risk 100 / 100
Kiama Downs — Low fire risk: 100/100 Kiama — Low fire risk: 100/100

Demographics

Kiama has more residents (7,904 vs 5,087); Kiama Downs has higher household incomes ($109,356 vs $81,744).

Kiama Downs Kiama
Population 5,087 7,904
+55% vs other
Population trend (2016 → 2021) +1.7% +14.9%
Median age 43 52
Median household income $109,356/yr
+25% vs other
 $81,744/yr
Median weekly rent $490/wk
+2% vs other
 $478/wk

Age profile

Share of residents in each band, 2021 Census.

Kiama Downs Kiama
0-4 5.6% / 4.4%
Kiama Downs — 0-4: 5.6% Kiama — 0-4: 4.4%
5-14 13.5% / 10.1%
Kiama Downs — 5-14: 13.5% Kiama — 5-14: 10.1%
15-19 6.3% / 4.5%
Kiama Downs — 15-19: 6.3% Kiama — 15-19: 4.5%
20-24 4.2% / 3.8%
Kiama Downs — 20-24: 4.2% Kiama — 20-24: 3.8%
25-34 8.9% / 9.1%
Kiama Downs — 25-34: 8.9% Kiama — 25-34: 9.1%
35-44 12.4% / 10.0%
Kiama Downs — 35-44: 12.4% Kiama — 35-44: 10.0%
45-54 13.2% / 10.9%
Kiama Downs — 45-54: 13.2% Kiama — 45-54: 10.9%
55-64 14.5% / 14.9%
Kiama Downs — 55-64: 14.5% Kiama — 55-64: 14.9%
65-74 14.0% / 16.5%
Kiama Downs — 65-74: 14.0% Kiama — 65-74: 16.5%
75-84 5.3% / 11.0%
Kiama Downs — 75-84: 5.3% Kiama — 75-84: 11.0%
85+ 1.9% / 4.9%
Kiama Downs — 85+: 1.9% Kiama — 85+: 4.9%

Bars are drawn against the largest share shown (16.5%).

Who lives together

Household composition, 2021 Census.

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%
Kiama 37.5% couple families
Kiama — Couple Families: 37.5% Kiama — Lone Person: 44.7% Kiama — One Parent Families: 12.9% Kiama — Group Household: 3.4% Kiama — Other Families: 1.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kiama Downs 13.6% renting
Kiama Downs — Owned Outright: 47.0% Kiama Downs — Mortgage: 39.4% Kiama Downs — Renting: 13.6%
Kiama 24.0% renting
Kiama — Owned Outright: 48.6% Kiama — Mortgage: 27.4% Kiama — Renting: 24.0%
Owned outright Mortgage Renting

Qualifications

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

Kiama Downs Kiama
Certificate III & IV 16.8% / 14.7%
Kiama Downs — Certificate III & IV: 16.8% Kiama — Certificate III & IV: 14.7%
Bachelor Degree 14.8% / 16.6%
Kiama Downs — Bachelor Degree: 14.8% Kiama — Bachelor Degree: 16.6%
Advanced Diploma / Diploma 10.0% / 10.5%
Kiama Downs — Advanced Diploma / Diploma: 10.0% Kiama — Advanced Diploma / Diploma: 10.5%
Postgraduate Degree 4.7% / 6.0%
Kiama Downs — Postgraduate Degree: 4.7% Kiama — Postgraduate Degree: 6.0%
Graduate Diploma / Certificate 2.9% / 3.3%
Kiama Downs — Graduate Diploma / Certificate: 2.9% Kiama — Graduate Diploma / Certificate: 3.3%

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.

Kiama Downs Kiama
England 4.2% / 6.3%
Kiama Downs — England: 4.2% Kiama — England: 6.3%
New Zealand 1.5% / 1.4%
Kiama Downs — New Zealand: 1.5% Kiama — New Zealand: 1.4%
Scotland 0.8% / 0.8%
Kiama Downs — Scotland: 0.8% Kiama — Scotland: 0.8%
Germany 0.6% / 0.7%
Kiama Downs — Germany: 0.6% Kiama — Germany: 0.7%
South Africa 0.5% / 0.6%
Kiama Downs — South Africa: 0.5% Kiama — South Africa: 0.6%
China 0.3% / 0.6%
Kiama Downs — China: 0.3% Kiama — China: 0.6%

Bars are drawn against the largest share shown (6.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kiama Downs 92.8% houses
Kiama Downs — Houses: 92.8% Kiama Downs — Townhouses: 5.8% Kiama Downs — Flats / Apartments: 1.4%
Kiama 55.4% houses
Kiama — Houses: 55.4% Kiama — Townhouses: 24.1% Kiama — Flats / Apartments: 20.5%
Houses Townhouses Flats / Apartments

Property market

Kiama Downs Kiama
Median house price $1,280,000 $1,595,000
Median unit price — $905,000
Median land price $695,000 $870,000
Typical days to sell (houses) 22 days
from 44 sales
 33 days
from 77 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.

Kiama Downs Kiama
3 bed $1.23M / $1.23M
Kiama Downs — 3 bed: $1.23M (37 sales) Kiama — 3 bed: $1.23M (43 sales)

37 vs 43 sales

4 bed $1.33M / $1.7M
Kiama Downs — 4 bed: $1.33M (45 sales) Kiama — 4 bed: $1.7M (53 sales)

45 vs 53 sales

5 bed $1.57M / $1.77M
Kiama Downs — 5 bed: $1.57M (12 sales) Kiama — 5 bed: $1.77M (17 sales)

12 vs 17 sales

Zoning mix

Kiama has more rural and farming land (35% vs 0%); Kiama Downs has more land zoned for conservation (33% vs 11%).

Kiama Downs Kiama
Residential 43% 34%
Rural and farming 0% 35%
Environmental 33% 11%
Parks and recreation 19% 10%
Infrastructure and transport 4% 6%
Commercial 0% 3%
Planning zones cover 99% of Kiama Downs and 100% of Kiama. 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

Kiama Downs Kiama
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.

Kiama Downs Kiama
Houses 3.3%
$850/wk on $1.34M
 2.6%
$850/wk on $1.68M
Units — 3.3%
$675/wk on $1.05M

Ranking within NSW

Kiama Downs Kiama
House price Higher than 67% of NSW Higher than 74% of NSW
Income Higher than 75% of NSW Higher than 50% of NSW
Schools — Higher than 18% of NSW
Walkability Higher than 80% of NSW Higher than 94% of NSW
Affordability Higher than 51% of NSW Higher than 21% of NSW
EV adoption Higher than 88% of NSW
same for both
NBN connectivity Higher than 99% of NSW
same for both
Rental yield (houses) Higher than 35% of NSW Higher than 9% of NSW
Rental yield (units) — Higher than 8% of NSW

Liveability

Kiama is more walkable (84 vs 45); Kiama Downs scores higher overall (71 vs 56).

Kiama Downs Kiama
Grade A B
Score 71/100 56/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Kiama carries more crime risk (59 vs 18).

Kiama Downs Kiama
Bushfire None
0/100
same for both
Crime Low
18/100
 Moderate
59/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
19/100
 Low
26/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
 3
within 5 km

Schools

Kiama Downs Kiama
Inside the suburb 0 3
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 3

Schools in Kiama Downs

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

Schools in Kiama

  • Kiama High School Government · Secondary below peers
  • Kiama Public School Government · Primary below peers
  • Ss Peter and Paul Catholic Primary School Catholic · Primary below peers

Amenities in the suburb

Kiama Downs Kiama
Supermarkets 0 1
Cafes & restaurants 0 40
Parks & reserves 5 17
Childcare 2 6
GPs 1 4
Pharmacies 1 4
Police stations 0 1
Banks & Bank@Post 1 4
Fuel stations 0 1
Beaches 1 3
Waterways 0 9

Mobility

Kiama sits further from the CBD (123 km vs 117.7 km).

Kiama Downs Kiama
Walkability score 45/100 84/100
Distance to Sydney 117.7 km 123 km
+5% vs other
Drive time (normal traffic) 101 min 106 min
Public transport score 73/100
Bus
 81/100
Rail · Bus
Peak arrivals per hour 68.8
7-9am + 5-7pm
 57.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 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.

Kiama Downs Kiama
Car (driver) 62.5% / 59.1%
Kiama Downs — Car (driver): 62.5% Kiama — Car (driver): 59.1%
Worked from Home 32.6% / 32.3%
Kiama Downs — Worked from Home: 32.6% Kiama — Worked from Home: 32.3%
Car (passenger) 3.3% / 2.8%
Kiama Downs — Car (passenger): 3.3% Kiama — Car (passenger): 2.8%
Walked Only 0.9% / 4.1%
Kiama Downs — Walked Only: 0.9% Kiama — Walked Only: 4.1%
Train 0.5% / 1.0%
Kiama Downs — Train: 0.5% Kiama — Train: 1.0%

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

Setting

Kiama Downs Kiama
Elevation 9 m
above sea level, at the suburb centre
 87 m
above sea level, at the suburb centre
Distance to the ocean 802 m
801 m to a named beach
 986 m
976 m to a named beach

NBN connectivity

Kiama Downs Kiama
Connectivity score 100/100
same for both
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
2,015 premises
 100%
4,900 premises

Climate

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

Air quality (annual mean)

Kiama Downs Kiama
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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Kiama Downs

Beach Coastal Large Blocks

Kiama

Beach Cafe Culture Coastal Parks Professionals Retirees Townhouses Transport Hub Village Feel

More comparisons

Other comparisons with Kiama Downs

Kiama Downs vs Jamberoo Kiama Downs vs Minnamurra Kiama Downs vs Dunmore Kiama Downs vs Bombo

Other comparisons with Kiama

Kiama vs Jamberoo Kiama vs Kiama Heights Kiama vs Bombo Kiama vs Jerrara Kiama vs Saddleback Mountain
Full data on Kiama Downs Full data on Kiama
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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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