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 › North Kiama Dr
$1,175,000–$1,205,000
For sale
Asking range
2
Bedrooms
1
Bathrooms
2
Car spaces
557 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
$1,175,000–$1,205,000
Asking range · $2,110/m² of land
No recorded sale for this property.
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
-11.0%
Median sale
Suburb $1,320,000
+0.37 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.
Based on the low end of the asking range, not a contract price.
$51,154 on top of the price (4.4% 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 Downs'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 $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.
Gross yield if leased at the suburb aggregate is 3.4%. 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 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 Shellharbour Marina Real EstatePositioned in a premium Kiama Downs location just moments from the pristine sands of Jones Beach, the spectacular Cathedral Rocks, and the iconic Boneyard surf break, this is the ultimate coastal canvas. While the property currently enjoys enticing water glimpses of the Boneyard, the true magic lies in the massive potential of this generous 557sqm block. Design a brand new, two storey dream home or luxury duplex development (STCA) to capture amazing, sweeping ocean views from a second level.
Don't let the modest, original cottage exterior fool you, step inside to find a surprisingly and beautifully modernised interior. It features two well appointed bedrooms with built-in-robes and ceiling fans, polished hardwood timber floors, a fully renovated kitchen, split-system air conditioner and a crisp, like new modern bathroom, providing fantastic, comfortable living straight out of the gate.
Complete with wide side access to a massive 11m x 8m garage, this incredibly versatile space is perfect for securely storing the boat, jet skis, or caravan, with plenty of room left over to set up a tradesman's workshop, a home gym, or the ultimate man cave. This property is as practical as it is promising.
For families, the property falls within the catchment zone for the highly regarded Minnamurra Public School and is located right on the school bus route, ensuring a great start to your children's education.
Whether you are a developer, an investor, or a buyer looking to build your forever home, you can take advantage of the brilliant holding income with an excellent rental return of $725 per week while you draw up the plans for your coastal masterpiece.
Renowned for its relaxed coastal lifestyle, Kiama Downs is a highly sought after seaside haven perfect for families, downsizers, and investors alike. Situated between the ocean and the pristine Minnamurra River, the suburb offers an incredible array of local attractions right at your doorstep. Spend your weekends swimming or surfing at the patrolled Jones Beach, exploring the fascinating geological formations at Cathedral Rocks, or snorkelling the sheltered waters of The Boneyard.
Commuting and exploring the wider Illawarra region is a breeze, with Minnamurra Train Station just a short distance away, providing direct access to Shellharbour, Wollongong and the Sydney CBD. Combining spectacular natural beauty with excellent community amenities, local cafes, and the nearby Kiama Golf Club, Kiama Downs delivers a coastal living experience that is truly second to none.
Disclaimer: Some images have been digitally altered using AI technology to remove existing furniture, add virtual styling, or include a virtual sunset.
Listing description written by Michelle Mannex, Shellharbour Marina Real Estate — reproduced as published, not verified by Districts.