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 › Kiarama Ave
$1,950,000
Last sold
26 June 2026
5
Bedrooms
3
Bathrooms
3
Car spaces
556 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
$1,950,000
26 June 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
+47.7%
Median sale
Suburb $1,320,000
-0.98 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
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 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 KiamaSet within one of Kiama Downs' most tightly held neighbourhood pockets, this generous five-bedroom family home offers the perfect balance of space, flexibility and coastal lifestyle.
Just moments from the golden sands of Jones Beach and surrounded by some of the South Coast's most spectacular natural beauty, the home is designed for families who value room to grow and the convenience of living close to everything that makes this area so special.
Inside, the home offers a versatile floorplan with five well-proportioned bedrooms, multiple living areas including a dedicated media room, and beautifully renovated kitchen and bathrooms that add a fresh, contemporary touch to the home. The flexible layout also provides space ideal for a work-from-home studio, teenage retreat or future granny-flat potential (STCA).
Step outside to the spacious elevated rear deck where ocean views provide the perfect backdrop for entertaining, relaxing with family or enjoying the coastal breeze. For those seeking a little indulgence, the home also features a built-in sauna and spa bath, creating a private wellness retreat within your own home.
Practicality has also been carefully considered with a double remote garage complemented by a drive-through carport and additional off-street parking, ideal for boats, trailers or extra vehicles.
Beyond the home itself, the lifestyle on offer here is exceptional.
Spend mornings walking the coastal track to the Boneyard, afternoons surfing or swimming at Jones Beach, and weekends exploring the stunning Minnamurra River and surrounding nature reserves.
Families will also appreciate the close proximity to Minnamurra Public School (approx. 1.87km) along with nearby neighbourhood shops, the local golf course and club, parks and sporting fields.
This is the kind of location where children ride bikes to the beach, neighbours know each other by name and the rhythm of life slows to the sound of the ocean.
Homes offering this combination of size, flexibility and lifestyle in Kiama Downs are increasingly difficult to secure. An exceptional opportunity for buyers looking to establish themselves in one of the South Coast's most desirable coastal communities.
Key Features
Five generous bedrooms or four bedrooms and upstairs office
Recently renovated kitchen and bathrooms
Multiple living zones including dedicated media room
Flexible space ideal for home office / studio / granny flat potential (STCA) - with waiting area/entry foyer
Spacious elevated, entertainment rear deck with ocean views
Built-in sauna and luxurious spa bath
Double remote garage with drive-through carport
Additional off-street parking for boat, trailer or extra vehicles
Walk to Jones Beach and the coastal walking tracks
Close to Minnamurra River, The Boneyard and local surf beaches
Approx. 1.87km to Minnamurra Public School
Easy access to neighbourhood shops, parks and Kiama Golf Club
Located in a quiet, family-friendly neighbourhood
Secure the coastal lifestyle your family deserves.
For further information, contact Michele Lay on 0409 461 756 or Matthew Lay on 0448 440 609.
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 Michele Lay, Ray White Kiama — reproduced as published, not verified by Districts.