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 › Tombonda Dr
$2,300,000–$2,400,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
622 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
$2,300,000–$2,400,000
Asking range · $3,698/m² of land
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
+42.6%
Median sale
Suburb $1,612,500
-0.72 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.
$112,379 on top of the price (4.9% 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 1.7%. 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 Raine & Horne KiamaFrom a HIGHLY sought after VANTAGE point this circa 1982 HOME will impress, 4 Bedroom, 2 Bathroom Home with POTENTIAL for SEPARATE OLDER FAMILY OR TEENAGER ACCOMODATION or LARGE HOME OFFICE. This PROPERTY takes in the Panoramic awe inspiring Coastal Ocean and Headland Views ALONG this part of KIAMA'S BEAUTIFUL Coastline and Beyond with Stunning Rural Mountain Views as well.
Being Located on the EASTERN side of this Tightly Held Headland is this Stunning Coastal Property. The views will AMAZE you. The mesmerizing outlook from two Balconies, Master Bedroom and MULTIPLE living spaces and Kitchen take in the Blue Pacific Ocean and more. The Impressive INTERNAL LIFT and Build Quality of this Property will impress. The Expansive Open Plan Layout is suitable for all with Oversized Living , Custom Kitchen and Spacious Dining Area all with that open plan feel. the Eastern Aspect Allows for a Home which is Bathed in Natural Light and allows for Solar passive Living with the Cooling Coastal Breezes and Highly Desirable Cross Flow Ventilation also being a BIG Advantage.
This is certainly one of BEST Homes Available in this Coastal Hotspot.
The GREAT attention to detail and condition of this property both internally and externally will impress all as this is a move in ready residence.
WATCH the Outstanding Majestic Sunrise over the Ocean and the Moonlight Shimmering on the waves. The Rural Hinterland Views can be seen for miles and miles it certainly will not disappoint.
This is the ONE you have been waiting for.
A Multi Use Residence positioned perfectly to take in the Eastern Aspect and Panoramic Views with a RARE INTERNAL LIFT.
It is IDEALLY Located Between two of our most Iconic Beaches and close to the KIAMA township itself. Sit back Relax and enjoy seeing the Whales ,Dolphins and Sea Birds, The Boating, take it all in or go out and Explore the LITTLE BLOWHOLE reserve, COASTAL WALKING TRAILS, FISHING HOTSPOTS and SANDY BEACHES and more.
The Spacious open plan cleverly designed layout will amaze with Panoramic Views being taken in from the Living Area, Dining Area, Master Bedroom and the Luxe Kitchen area as well as the FAMILY ROOM and EXPANSIVE Balcony Areas.
WHAT YOU WILL LOVE.
* Premier Coastal Position and Aspect with the most memorable PANORAMIC Views of Coast and Rural Hinterland.
* LARGE internal LIFT.
* HANDY LOCATION around the corner to Eatery, Coffee Shop, Hair Dresser, FAMOUS coastal walking trails, SANDY BEACH and WHITTON PLACE RESERVE.
* Large 622m2 Block with 15.24m Frontage (approximately) Circa 1982 Build.
* Impressive HOME with Large Open Plan Living Spaces.
* Stunning Easterly Aspect (capturing coastal seascape)
* Multiple Decked and Private Entertaining Areas with the highly desirable Undercover family room which also takes in all the Expansive Panoramic Views.
* WELL SIZED Bedrooms, LOTS of storage.
* GARDENS to front and Back of the Home ( water tank to front )
* GREAT, Fittings and Fixtures and SO much more.
This is a SOUGHT AFTER all round Coastal Lifestyle Property in a Quality Beachside Location.
For further details contact Robert Perea now on : 0411 564 101
or
Email at : robert.perea@kiama.rh.com.au
Raine & Horne Kiama makes no statement, representation or warranty and assumes no legal liability in relation to the accuracy of the information provided. Interested parties should conduct their own due diligence in relation to each property they are considering purchasing. All photographs, maps and images are representative only for marketing purposes.
Listing description written by Robert Perea, Raine & Horne Kiama — reproduced as published, not verified by Districts.