Kiama at a glance
8,203
People
$1,612,500
Median sale
$747/wk
Median rent
2.41%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
NSW › Kiama › Bong Bong St
$3,850,000–$4,200,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
Car spaces
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
$3,850,000–$4,200,000
Asking range
No recorded sale for this property.
Kiama at a glance
8,203
People
$1,612,500
Median sale
$747/wk
Median rent
2.41%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Vs Kiama
+138.8%
Median sale
Suburb $1,612,500
-1.40 pp
Gross yield
Suburb 2.41%
Suburb median $1,612,500 from 60 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.
$199,564 on top of the price (5.2% 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 1.0%. 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
$1,612,500
Median sale
$747/wk
Median rent
2.41%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Coast & Country KiamaCommanding a prized top-level position within the prestigious Kove complex, this exceptional three-bedroom apartment delivers luxury, space and an uninterrupted connection to Kiama's celebrated coastline. With sweeping views across Surf Beach, Kendalls Beach, the surrounding headlands and township, the residence offers an elevated coastal lifestyle in one of the South Coast's most desirable locations.
Beautifully considered interiors combine contemporary sophistication with a relaxed coastal palette. Herringbone flooring, bespoke joinery, soft stone finishes and full-height glazing create a refined yet welcoming atmosphere, while the generous open-plan living and dining area has been thoughtfully designed to make the most of the apartment's outlook and natural light.
Large glass doors extend the living space onto an expansive covered balcony, creating a seamless indoor-outdoor setting for entertaining, relaxed dining or simply watching the coastline change throughout the day. Sheltered and generously proportioned, it becomes a true extension of the home and a remarkable vantage point above the heart of Kiama.
The designer kitchen forms an impressive centrepiece, appointed with 40mm waterfall stone benchtops, a premium SMEG appliance suite, integrated coffee machine, wine fridge and excellent storage. Its open connection to the living and dining areas allows the ocean outlook to remain part of everyday life, whether preparing meals, hosting guests or enjoying a quiet morning at home.
Accommodation is equally well resolved, with three beautifully appointed bedrooms offering comfort and privacy. The main suite provides a peaceful retreat with a walk-in wardrobe and luxurious ensuite, complemented by marble terrazzo finishes, custom cabinetry and brushed nickel tapware. The additional bedrooms are generously proportioned and provide flexibility for family, guests or a dedicated home office.
Every element of the residence reflects Kove's commitment to quality, from the carefully curated materials and generous proportions to the secure basement parking, lift access and additional storage. Residents also enjoy access to the complex's pool and beautifully maintained shared spaces, providing the ease of apartment living without compromising on comfort or amenity.
Positioned directly opposite Surf Beach and within an easy walk of cafés, restaurants, boutique shopping, the harbour, coastal walking tracks and Kiama's vibrant township, this is a rare opportunity to secure a premium top-level residence in a tightly held beachside development.
Offering an exceptional combination of architecture, outlook and location, this apartment represents coastal living at its most refined.
- Luxury three-bedroom apartment in the prestigious Kove complex, 10 Bong Bong Street, Kiama
- Prized top-level position with sweeping ocean, beach, headland and township views
- Elevated outlook across Surf Beach and Kendalls Beach
- Premium Kiama coastal apartment offering generous proportions and high-end finishes
- Spacious open-plan living and dining area designed to maximise natural light and ocean views
- Expansive covered balcony with seamless indoor-outdoor living and entertaining
- Designer kitchen with 40mm waterfall stone benchtops and premium SMEG appliances
- Integrated coffee machine, wine fridge and excellent kitchen storage
- Herringbone flooring, bespoke joinery, soft stone finishes and full-height glazing
- Three generously proportioned bedrooms with flexibility for guests or a home office
- Main bedroom suite with walk-in wardrobe and luxury ensuite
- Marble terrazzo bathroom finishes, custom cabinetry and brushed nickel tapware
- Secure basement parking, lift access and additional storage cage
- Resident access to the Kove swimming pool and beautifully maintained common areas
- Directly opposite Surf Beach in one of Kiama's most sought-after beachside locations
- Easy walking distance to Kiama cafés, restaurants, boutique shopping and the harbour
- Close to coastal walking tracks, beaches and Kiama town centre
- Premium top-floor apartment combining luxury, ocean views and low-maintenance coastal living
- Ideal for buyers seeking luxury real estate in Kiama, a coastal apartment or premium South Coast property
- Rare opportunity to secure a residence within one of Kiama's most tightly held luxury developments
Listing description written by Abbey Murphy, First National Real Estate Coast & Country Kiama — reproduced as published, not verified by Districts.
Also look at
56 Bong Bong St, Kiama NSW 2533
4-bed house for sale. Currently listed.
57 Bong Bong St, Kiama NSW 2533
5-bed house for sale. Asking $2.75M–$2.95M.
104/10 Bong Bong St, Kiama NSW 2533
3-bed apartment. Asking $3.7M–$3.9M.
1-7/10 Bong Bong St, Kiama NSW 2533
1-bed studio. Asking $975K–$1.25M.