Kiama at a glance
8,203
People
$1,625,000
Median sale
$747/wk
Median rent
2.39%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
NSW › Kiama › Bonaira St
$2,100,000–$2,300,000
For sale
Asking range
4
Bedrooms
4
Bathrooms
2
Car spaces
569 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
Asking
$2,100,000–$2,300,000
Asking range · $3,691/m² of land
No recorded sale for this property.
Kiama at a glance
8,203
People
$1,625,000
Median sale
$747/wk
Median rent
2.39%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
Vs Kiama
+29.2%
Median sale
Suburb $1,625,000
-0.54 pp
Gross yield
Suburb 2.39%
Suburb median $1,625,000 from 59 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$101,379 on top of the price (4.8% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Kiama's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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 $747/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.
Gross yield if leased at the suburb aggregate is 1.8%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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 at a glance
8,203
People
$1,625,000
Median sale
$747/wk
Median rent
2.39%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Stone Real Estate IllawarraGazing over the pine-lined shores of Kendalls Beach to the Pacific Ocean, this cherished seaside home exudes understated coastal style, with beautiful natural light, cooling breezes and a relaxed ambience. Its generous, split-level layout ensures abundant space, privacy and versatility for families, with multiple living and entertaining zones, stylish interiors and a stunning sunny kitchen with European appliances. Offering lovely living rooms on both levels that both open to the outdoors where you can enjoy the golden sands and bright blue waters of Kendalls Beach, or immerse yourself in the tranquil gardens and relax around the firepit by night.
Secluded on a dual-access block, the home is nestled among lovingly landscaped gardens and sun-drenched terraces, providing ambient spaces for both alfresco entertaining and quiet retreat. The ultimate lifestyle purchase or an exceptional holiday getaway, it's an address where you'll spend your days wandering down to the beach for your morning swim, taking walks along the headland, enjoying a thriving café scene and immersing yourself in Kiama's laidback way of life.
Included in this gorgeous home are two work-from-home offices, or if preferred, a music room or play room for the kids. The owners have spoilt this home with love and stylish design and it shows as soon as you enter with its beautiful welcoming and calming ambience. This home wraps its arms around you.
- Intimate views of the ocean and headland, with beautiful morning light
- Main bedroom with large modern ensuite overlooks peaceful gardens
- Expansive living and dining space opening to a balcony with ocean views
- Generous lower-level lounge room/retreat opening to garden and terrace
- Contemporary bathrooms, abundant integrated storage throughout
- Polished hardwood timber floorboards, plantation shutters, ceiling fans, walk in linen
- Private low-maintenance landscaped gardens surround the residence
- Entertaining courtyard, pergola-shaded patio with marble tiles, cosy firepit, sweet fountain
- Approx. 230m to Bonaira Native Gardens and serene walking trail
- Approx. 200m to Kendalls Beach and oceanfront reserve
- Two work from home offices or possible music/craft or play room
- Lock up garage, carport and under home storage
Listing description written by Greg Crumpton, Stone Real Estate Illawarra — reproduced as published, not verified by Districts.
Also look at
5A Cooinda Pl, Kiama NSW 2533
3-bed townhouse. Asking $1M–$1.1M.
U1, 1B Bland St, Kiama NSW 2533
3-bed villa. Asking $1.2M–$1.25M.
26 Marsden St, Kiama NSW 2533
3-bed semi detached for sale. Asking $1.75M–$1.85M.
19 Caliope St, Kiama NSW 2533
4-bed house for sale. Currently listed.