Kyeemagh
Investment Score
72
/100
AI Intelligence Summary
Kyeemagh is a small, tightly-knit waterfront suburb in Sydney's Bayside region, located 13km south of the CBD and bordered by Botany Bay. With a population of approximately 1,200 residents, this predominantly residential area offers a unique blend of coastal living and urban accessibility. The suburb is renowned for the historic Kyeemagh Baths, a popular ocean swimming spot, and its proximity to Brighton-Le-Sands beach. Housing consists mainly of older fibro homes and newer developments, with waterfront properties commanding premium prices. While the suburb benefits from excellent beach access and a strong sense of community, it faces challenges from aircraft noise due to its proximity to Sydney Airport (5km away) and limited local amenities, requiring residents to travel to nearby suburbs for shopping and services. The area attracts families and professionals seeking a coastal lifestyle with reasonable city access, though public transport options are limited to bus services. Property values have shown steady growth, supported by the desirable waterfront location and limited housing stock.
Strengths
- •Direct waterfront access with popular Kyeemagh Baths swimming facility
- •Close proximity to Sydney Airport (5km) convenient for frequent travelers
- •Strong community atmosphere in small, intimate suburb setting
- •Limited housing stock creating scarcity value for property owners
Opportunities
- •Potential for boutique waterfront development given premium location
- •Growing demand for coastal properties within reasonable CBD distance
- •Possible transport infrastructure improvements as part of Bayside planning
- •Tourism potential leveraging historic baths and waterfront access
Considerations
- •Aircraft noise from nearby Sydney Airport affecting livability
- •Limited local shopping and dining options requiring travel to neighboring areas
- •Restricted public transport with bus services only
- •Limited parking in waterfront areas during peak times
A decision, not just a search · Kyeemagh
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
$1.15M
+8.5% 1yr
$725K
+6.8% 1yr
$950K
$850/wk
$580/wk
42
2.1%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +35.0% |
| Unit | +6.8% | +18.5% | +28.0% |
Rental Yields
House Yield
3.8%
Unit Yield
4.2%
Townhouse Yield
3.9%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Kyeemagh 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.
$850/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$520/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $10,740
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 7.0% 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)
$46,280
After-tax yield
2.32%
Weekly holding cost
$520/wk
10yr CGT (est.)
$282,174
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
1,200
43
$85K
per annum
68.0%
45.0%
42.0%
4.2%
35.0%
Dwelling Mix
Lifestyle & Community
3
4
2
13.0 km
Nearest Station: Rockdale Station
Relaxed coastal living with swimming, walking, and water activities complemented by easy access to broader Sydney amenities
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Data sourced from multiple sources. Last updated 11 April 2026.