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 › Riverside Dr
$1,652,500
Last sold
28 July 2026
4
Bedrooms
3
Bathrooms
3
Car spaces
556.4 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
$1,652,500
28 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 $2,065/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
+25.2%
Median sale
Suburb $1,320,000
-0.61 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 Ray White KiamaPositioned to capture a leafy outlook and ocean views, this beautifully crafted family home offers a highly practical split-level configuration tailored for low-maintenance living. Embracing a sunny north-east aspect that catches ocean breezes, the home features high ceilings and considered window placements that flood the spacious living quarters with natural light. Blending modern comfort with a warm, beach-inspired feel, the property is ideally located just 550m from the sands of Bombo Beach and 1km from Jones Beach, delivering an enviable surfside lifestyle right to your doorstep.
The main level centres around a welcoming kitchen equipped with a freestanding stove, quality Smeg appliances, a powered butler's pantry, and a feature Blackbutt timber island that beautifully complements a large splashback window framing the lush greenery outside. This transitions seamlessly to a sunlit upper deck with a glass balustrade, showcasing an integrated outdoor kitchen and barbecue setup. Emphasising excellent spatial separation for growing families, the accommodation features well-proportioned bedrooms, including a private master retreat with a walk-in wardrobe and ensuite. Downstairs, a versatile rumpus room with a wet bar serves as the ultimate breakaway space for teenagers or guests, opening out to a second outdoor entertaining area and a flat, secure backyard. Everyday practicality is completed by modern lighting, and dual driveways, offering a secure double garage alongside rare side access to a separate, oversized single garage perfect for a workshop, gym, or storage.
Features to highlight on the property include:
• Highly Considered Build: Beautifully crafted with a strong emphasis on practicality, modern space, and coastal charm
• Family-Focused Layout: A thoughtful split-level design providing excellent space separation and comfort for growing families
• Coastal Position & Aspect: Desirable north-east aspect situated just 550m from Bombo Beach and 1km from Jones Beach
• Ocean Outlooks: Elevated vantage points capturing clear views of the sea and leafy surrounds
• Light-Filled Interiors: High ceilings and intentional glazing that maximise natural light and catch soft coastal breezes
• Central Kitchen: Functional and inviting with a freestanding stove, Smeg appliances, a powered butler's pantry, and a feature Blackbutt timber island
• Dual Entertaining Areas: Sunlit upper deck with a glass balustrade and built-in barbecue kitchen, plus a lower-level area opening to a flat, child-friendly lawn
• Downstairs Rumpus: Complete with a wet bar, acting as the perfect retreat for teenagers, guests, or multi-generational living
• Ample Parking & Storage: Dual driveways offering a secure double garage alongside rare side access to a separate, oversized single garage/workshop
To register your interest, please contact the listing agents, Matthew Lay 0448 440 609 or Rodney Clarke on 0452 273 384
DISCLAIMER: Ray White Kiama has taken all care in preparing this information and uses its best endeavours to ensure that the information contained therein is true and accurate, however, accepts no responsibility in respect of any errors, inaccuracies, or misstatements contained herein. Ray White Kiama urges all clients to make their own enquiries to verify the information contained herein.
Listing description written by Matthew Lay, Ray White Kiama — 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.