Kiama
Investment Score
78
/100
AI Intelligence Summary
Kiama is a picturesque coastal town in NSW's Illawarra region, renowned for its famous blowhole and heritage charm. Located 120km south of Sydney, it attracts families, retirees, and sea-change migrants seeking a relaxed coastal lifestyle with excellent amenities. The town features beautiful beaches, quality schools including Kiama High School, and strong community events like the annual Jazz & Blues Festival. Property demand remains robust due to lifestyle appeal and limited supply, with heritage overlays protecting the town's character but constraining development. The market shows resilience with ocean-view properties commanding premium prices. Transport connectivity via the Illawarra railway line and Princes Highway provides good access to Sydney and Wollongong. The demographic profile skews toward older residents and families, creating a stable, family-friendly community with active local organizations and heritage tourism industry.
Strengths
- •Prime coastal location with famous blowhole attraction
- •Strong heritage character and tourism appeal
- •Quality educational facilities and community amenities
- •Excellent transport links to Sydney via rail and road
Opportunities
- •Growing sea-change migration trend
- •Tourism industry expansion potential
- •Heritage tourism development
- •Coastal protection infrastructure investment
Considerations
- •Heritage and environmental development constraints
- •Limited land supply for new housing
- •Higher cost of living due to coastal premium
- •Seasonal tourism fluctuations
A decision, not just a search · Kiama
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$1.25M
+8.5% 1yr
$720K
+6.8% 1yr
$950K
$780/wk
$560/wk
42
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +45.8% |
| Unit | +6.8% | +24.5% | +38.2% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Kiama at median house price
Stamp Duty Estimate
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$780/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$653/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $11,700
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 9.2% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$51,140
After-tax yield
1.95%
Weekly holding cost
$653/wk
10yr CGT (est.)
$518,451
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
13,500
47
$78K
per annum
68.0%
42.0%
35.0%
4.2%
22.0%
Dwelling Mix
Lifestyle & Community
35
12
1
120.0 km
Nearest Station: Kiama Station
Coastal living with beaches, heritage attractions, community festivals, golf course, and excellent recreational facilities
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Data sourced from multiple sources. Last updated 11 April 2026.