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 › Michael Cres
$1,050,000
Last sold
28 Nov 2025
2
Bedrooms
2
Bathrooms
1
Car spaces
247 m²
Land
112 m²
Building
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
$1,050,000
28 Nov 2025 · derived via latest_sale
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
-20.5%
Median sale
Suburb $1,320,000
+0.77 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
UnknownArea
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 One Agency Elite Property Group - ShoalhavenPresented by Ashley-John Hatch and Lettia Gavin of One Agency Elite Property Group.
This stunning Hamptons-inspired abode presents the best opportunity to buy into the highly sought-after Kiama Downs market. Perfectly positioned in one of the South Coast’s most desirable pockets, this beautifully appointed residence combines contemporary coastal elegance with an enviable lifestyle location and impressive investment credentials, having achieved amazing airbnb returns per annum for the 2024/2025 period.
The location speaks for itself - you’re surrounded by everything that makes Kiama Downs special. Minnamurra Public School sits nearby, making morning drop-offs effortless for families. The train station offers seamless commuting to Wollongong or Sydney, perfect for professionals or those wanting city access without sacrificing the coastal lifestyle.
Local shops cater to your everyday needs, while the magical Minnamurra River provides endless opportunities for kayaking, fishing, and waterside picnics. Of course, the jewel in the crown is Jones Beach, where golden sands and rolling surf become your backyard playground. This is coastal living at its absolute finest, with every amenity thoughtfully positioned within easy reach.
Step inside to discover a home that perfectly captures the relaxed sophistication of Hamptons style with a distinct coastal Australian twist. The contemporary design flows effortlessly throughout, creating spaces that feel both elegant and inviting. Light-filled living areas feature beautiful polished concrete flooring that adds modern industrial charm while remaining wonderfully practical for beachside living. Natural light pours through generous windows, enhancing the home’s airy, open atmosphere and creating a seamless connection between indoor and outdoor spaces.
The modern kitchen is a true centrepiece, showcasing crisp white cabinetry paired with warm timber overhead cupboards that bring organic texture and coastal warmth. Classic subway tile splashback in pristine white creates a timeless backdrop, while quality stainless steel appliances including integrated dishwasher and oven ensure functionality meets style. The thoughtful layout provides ample bench space and storage, making this kitchen as practical as it is beautiful - perfect for everything from quick weekday meals to elaborate entertaining spreads.
The home offers two generously proportioned bedrooms, each providing comfortable retreat spaces with plenty of natural light. The dual bathroom configuration is a significant advantage, offering convenience for families, guests, or when preparing for busy mornings. This thoughtful layout eliminates the morning rush and adds a level of privacy and comfort that’s rare in homes of this size.
The outdoor spaces truly elevate this property above the rest. A spacious timber deck extends your living area outdoors, creating the perfect setting for alfresco dining, weekend barbecues, or simply unwinding with a glass of wine as the sun sets. The natural timber decking adds warmth and coastal character, while the generous proportions mean there’s ample room for outdoor furniture, potted plants, and comfortable lounging zones. Adding another dimension to the home’s appeal, a private balcony captures leafy district views that showcase the area’s natural beauty. This elevated vantage point offers a peaceful spot for morning coffee, an outdoor reading nook, or simply a place to appreciate the lush green surrounds that make this neighbourhood so special. The dual outdoor spaces mean you can follow the sun throughout the day or host gatherings while maintaining quiet retreats.
A single garage provides secure vehicle accommodation and valuable storage space, with easy access to the home. The property’s thoughtful design ensures low-maintenance living without sacrificing style or outdoor enjoyment - perfect for busy professionals, young families, or those simply wanting more time to enjoy the beach rather than maintaining their home.
This Hamptons-inspired residence represents the best buying opportunity currently available in the red-hot Kiama Downs market. Perfect for first home buyers wanting to enter this prestigious market, young families seeking the ideal balance of education, lifestyle and community, savvy investors looking for strong returns in a premium location, or downsizers looking for sophisticated low-maintenance living without compromising on space or style. This is coastal living at its finest - where Hamptons elegance meets authentic Australian beach culture and smart investment potential.
Listing description written by Ashley-John Hatch, One Agency Elite Property Group - Shoalhaven — reproduced as published, not verified by Districts.
NSW 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.