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
$1,630,000
Last sold
27 Aug 2025
4
Bedrooms
2
Bathrooms
1
Car spaces
562 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
$1,630,000
27 Aug 2025 · 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
+23.5%
Median sale
Suburb $1,320,000
-0.58 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 ShellharbourThe epitome of coastal luxury living awaits, where every day feels like a permanent vacation. If you're seeking the perfect blend of beachside lifestyle and family comfort, your search ends here.
Positioned in one of the most highly sought-after pockets of Kiama Downs, this exceptional family entertainer sits mere metres from the pristine sands of Jones Beach. The location is nothing short of spectacular - imagine stepping out your front door and within moments feeling the sand between your toes and the ocean breeze on your face.
The prestigious Kiarama Avenue address places you at the heart of coastal convenience. Jones Beach, renowned for its safe swimming conditions and family-friendly atmosphere, becomes your backyard playground. The world-class Kiama Golf Course is just minutes away, offering weekend rounds with stunning coastal views. Families will appreciate the proximity to Minnamurra Public School, ensuring easy school runs and a strong educational foundation for the children. The nearby train station provides seamless connectivity to Sydney and surrounding areas, making this the perfect base for commuters who refuse to compromise on lifestyle.
The surrounding neighbourhood embodies the relaxed coastal lifestyle that the Illawarra region is famous for. Local cafes, boutique shops, and pristine walking tracks along the coastline create an enviable day-to-day experience. The Minnamurra River and its magical estuary are within walking distance, offering kayaking, fishing, and nature walks right at your doorstep.
This thoughtfully designed home offers the ultimate in flexible family living with distinct upstairs and downstairs living options. The dual-level layout provides the perfect solution for growing families, multi-generational living, or those seeking dedicated spaces for work and relaxation. Whether you need a quiet retreat for the parents upstairs while the children enjoy downstairs activities, or separate entertaining zones for different occasions, this home adapts to your lifestyle needs.
The crowning jewel of this property is the stunning in-ground pool area that delivers authentic resort-style vibes. The carefully designed outdoor entertaining space transforms your backyard into a private oasis where every day feels like a holiday. The pool area has been expertly landscaped to create intimate spaces for relaxation while maintaining the open, airy feel that makes outdoor entertaining effortless.
This is more than just a swimming pool - it's a lifestyle statement. The resort-style design incorporates sophisticated landscaping, premium materials, and thoughtful lighting that creates the perfect ambiance for everything from morning laps to sunset cocktails. The pool area seamlessly integrates with the home's indoor-outdoor flow, making it the natural heart of family life and social gatherings.
Every aspect of this home has been designed with family living and entertaining in mind. The flexible floor plan ensures that whether you're hosting intimate family dinners or large gatherings with friends, the space flows naturally and accommodates every occasion. The proximity to Jones Beach means pool parties can extend to beach adventures, while the multiple living areas ensure everyone has their own space to relax and unwind.
Properties offering this rare combination of beachfront proximity, resort-style amenities, and flexible family living in such a prestigious location are increasingly rare. The Kiarama Avenue address has long been recognized as one of Kiama Downs' most desirable streets, where tightly held family homes rarely come to market.
This is your opportunity to secure a slice of coastal paradise where every day brings the joy of beachside living, resort-style entertaining, and the warmth of a true family home.
Listing description written by Ashley-John Hatch, Ray White Shellharbour — reproduced as published, not verified by Districts.