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 › Kiarama Ave
$1,675,000
Last sold
7 July 2026
5
Bedrooms
2
Bathrooms
2
Car spaces
803 m²
Land
267 m²
Building
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
$1,675,000
7 July 2026 · derived via latest_sale
Local land rate: recorded House sales in Kiama Downs (last 5 years) with land size have a median of $2,099/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
+26.9%
Median sale
Suburb $1,320,000
-0.64 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 scheme
Kiama Local Environmental Plan 2011
Zone
Low Density Residential
R2
Jurisdiction
Kiama
Kiama, NSW
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Low Density Residential · R2 (Kiama Local Environmental Plan 2011). Official parcel area about 805 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. 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
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned Low Density Residential · R2 (Kiama Local Environmental Plan 2011). Official parcel area about 805 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Low Density Residential · R2 (Kiama Local Environmental Plan 2011). Official parcel area about 805 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 805 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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 South Coast Prestige PropertiesA substantial coastal home with exceptional family credentials, 121 Kiarama Drive delivers five bedrooms, two bathrooms and a wonderfully flexible two‑level layout in one of Kiama Downs’ most tightly held streets. With generous proportions, multiple living zones and an outstanding indoor–outdoor entertaining layout, this is a home designed for everyday living, embracing the relaxed beachside lifestyle the suburb is known for.
The ground floor with its large entrance foyer sets the tone of openness and flow. A spacious lounge anchors the main living level, connecting effortlessly to the dining area and the large, central kitchen. Featuring an induction cooktop, excellent storage and clear sightlines to the entertaining spaces, the kitchen functions as the true heart of the home — practical for busy mornings, social for weekend gatherings and perfectly positioned for family connection. From here, sliding doors open to a spectacular 12‑metre‑wide undercover terrace, creating a seamless transition between indoor comfort and outdoor enjoyment. This expansive outdoor entertaining zone is large enough to host celebrations of any scale, from long summer lunches to milestone events, and it overlooks the fully fenced in‑ground swimming pool, a sparkling centrepiece framed by level lawn and established greenery. The result is a private, sun‑filled haven that invites year‑round relaxation and entertainment.
The ground floor also includes a generous rumpus room, ideal as a teen retreat, media room or games space, along with a well‑sized fifth bedroom that works beautifully for guests, extended family or those seeking a dedicated work‑from‑home option. A full bathroom, a laundry with external access and a double garage with internal entry complete this highly functional level, ensuring the home caters effortlessly to the demands of modern family life.
Upstairs, four additional bedrooms offer excellent separation and comfort. The main bedroom is notably spacious, featuring built‑in storage and ensuite. The remaining bedrooms are all well‑proportioned, each with built‑ins, while dedicated storage cupboards for linen and other household essentials are numerous, ensuring both levels are easily organised and practical for everyday living.
Comfort is assured throughout thanks to zoned reverse‑cycle climate control and ceiling fans, providing year‑round temperature balance. Solar panels contribute to energy efficiency and welcome savings, while the double garage - plus additional off‑street parking - offers ample room for vehicles, surfboards, bikes and all the lifestyle gear that coastal living demands.
From this address, you’re just moments from the shoreline with Jones Beach, the Minnamurra River, local cafés, the golf course, schools and transport all within easy reach. It’s a neighbourhood where families settle in and stay, drawn by the quiet streets, friendly community and unbeatable access to the coast. With its generous scale, flexible layout and exceptional entertaining credentials, 121 Kiarama Drive represents a rare opportunity to secure a substantial family home in a blue‑chip Kiama Downs location. Move straight in and enjoy the lifestyle on offer, or personalise over time — the foundations here are strong, spacious and ready for the next chapter.
Property Code: 565
Listing description written by Daniel Watt, South Coast Prestige Properties — reproduced as published, not verified by Districts.