Kiama Downs at a glance
5,000
People
$1,320,000
Median sale
$766/wk
Median rent
3.02%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
NSW › Kiama Downs › Cathedral Rocks Ave
$1,550,000
Last sold
9 May 2025
4
Bedrooms
2
Bathrooms
1
Car spaces
541 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Last sold
$1,550,000
9 May 2025 · derived via latest_sale
Local land rate: recorded House sales in Kiama Downs (last 5 years) with land size have a median of $2,065/m² of land (n=80). Districts calculation from recorded sales — not a valuation.
Kiama Downs at a glance
5,000
People
$1,320,000
Median sale
$766/wk
Median rent
3.02%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Vs Kiama Downs
+17.4%
Median sale
Suburb $1,320,000
-0.45 pp
Gross yield
Suburb 3.02%
Suburb median $1,320,000 from 32 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $766/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Kiama Downs at a glance
5,000
People
$1,320,000
Median sale
$766/wk
Median rent
3.02%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Coast & Country KiamaPositioned on the high side of the street with a prized northeast aspect, this stunning four bedroom, two bathroom home at 11 Cathedral Rocks Avenue, Kiama Downs, captures impressive ocean views spanning Jones Beach, Rangoon Island, and up to Bass Point. Designed for effortless coastal living and entertaining, this residence offers a true sanctuary by the sea, with the exciting potential to extend upwards (STCA) and further enhance its already spectacular vistas.
Inside the main house, three bedrooms offer ocean glimpses, while the expansive open plan lounge and dining area showcase breathtaking ocean and beach views. The adjoining kitchen is both stylish and functional, featuring solid oak benchtops, a gas cooktop, and a dishwasher. A second living area flows seamlessly to the covered outdoor entertaining space, ensuring year-round enjoyment. Additionally, there's a flexible extra room, perfect as a home office, study, or could even be made into a fourth bedroom.
Recently refreshed throughout, the entire home has been newly painted and features beautifully re-sanded and polished pine timber floors, giving it a fresh and modern feel.
Step onto the large front balcony and take in the sweeping ocean vistas, an ideal spot to start your day with a morning coffee. Out the back, a private oasis awaits, complete with a heated spa, an outdoor shower, and a low maintenance grassed yard and garden. The expansive undercover entertaining area is perfect for hosting friends and family.
Adding to the home's versatility, a separate oversized studio includes its own bathroom and laundry making an ideal retreat for teenagers, guests, or a home office setup. The property also features a small single garage with abundant under house storage and workshop space.
The location is unbeatable, just a 950m stroll to Bombo Beach, where you can also enjoy dog off-leash walks around Bombo Headland. Jones Beach is only 1.2km away, the stunning Boneyard is just 1.5km, and the Kiama Downs shops and cafés are a short 1.6km from your doorstep.
This exceptional home is a rare find, offering a flexible layout, spectacular views, and the ultimate coastal lifestyle.
Listing description written by Aimee Longbottom, First National Real Estate Coast & Country Kiama — reproduced as published, not verified by Districts.