Kiama
A 16.3% vacancy rate, the highest in this cohort, reveals Kiama's dual identity: a residential community of 7,904 and a holiday destination where seasonal rentals inflate the housing stock beyond resident demand. The gentrification score of 57 (active) is also the highest here, driven by 22.7% population growth, net internal migration of +52/year, and rent surging 57.4% over the decade. With 124 development applications in 12 months, Kiama is undergoing intense construction activity relative to its population. SEIFA IRSAD decile 8 and 48.6% outright ownership confirm established affluence.
Population
7,904
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$1,572/wk
DAs (12 months)iDevelopment Applications lodged in the past year
134
Median House
$1.2M
2024-2025 (PSI derived)
The PSI-derived median of $1,190,000 (2024-2025 blended) showed a slight 1.6% decline from $1,200,000 (2024) to $1,181,000 (2025). Detached houses at 55.5% lead, with semi-detached at 24.1% and apartments at 19.2%, giving genuine typology diversity. Three-bedroom homes dominate at 40.8%, with 4-plus at 31.7%. Both mortgage and rental stress flags trigger (31.8% and 30.4% respectively), meaning even dual-income households feel the squeeze at local wage levels. The 48.6% outright ownership rate, the highest mortgage-free share in this cohort, indicates long-term residents sitting on major equity.
For Buyers
The PSI-derived median of $1,190,000 (2024-2025 blended) showed a slight 1.6% decline from $1,200,000 (2024) to $1,181,000 (2025). Detached houses at 55.5% lead, with semi-detached at 24.1% and apartments at 19.2%, giving genuine typology diversity. Three-bedroom homes dominate at 40.8%, with 4-plus at 31.7%. Both mortgage and rental stress flags trigger (31.8% and 30.4% respectively), meaning even dual-income households feel the squeeze at local wage levels. The 48.6% outright ownership rate, the highest mortgage-free share in this cohort, indicates long-term residents sitting on major equity.
For Investors
The 16.3% vacancy rate demands explanation: Kiama's holiday rental market means many units are listed short-stay rather than long-term. Weekly rent of $478 against a $1,190,000 median gives 2.1% gross yield, typical of coastal lifestyle markets. The 24.0% renter share is the lowest in this cohort. 124 development applications in 12 months (the highest count) include dual occupancy and new dwelling builds, adding supply. Population growth of 1.29% per year (117 persons) and the active gentrification score (57) support long-term capital appreciation over yield.
Development Activity
Total DAs
661
Last 12 Months
134
YoY ChangeiYear-over-year change in DA lodgements
+28.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kiama iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Ss Peter and Paul Catholic Primary School
K-6 · 363 students
Kiama Public School
K-6 · 347 students
Kiama High School
7-12 · 761 students
Demographics
The median age of 52 is 12 years above the national median, and seniors' share has risen 6.7 percentage points over the decade. English ancestry dominates (3,501), followed by Irish (1,230) and Scottish (984). Only 19.0% were born overseas, 2.6pp below the national average. University education at 36.9% is 7pp above the national rate. Professionals (978) and Managers (504) lead occupations. Couples without children at 39.9% of families is the highest in this cohort, reflecting the empty-nester and retiree demographic. Volunteering at 20.8% is the highest in this data set, indicating strong community engagement.
Age Distribution
Bedrooms
Dwelling Structure
55.5%
Houses
24.1%
Townhouse
19.2%
Apartment
Tenure
PSI data shows a slight decline from $1,200,000 (2024) to $1,181,000 (2025), a 1.6% pullback. The housing mix includes houses (55.5%), semi-detached (24.1%), and apartments (19.2%), more diversified than typical coastal towns. Ownership: 48.6% outright (highest in cohort), 27.4% mortgage, 24.0% renting. Both stress flags trigger: mortgage-to-income at 31.8% and rent-to-income at 30.4%. Three-bedroom stock at 40.8% and 4-plus at 31.7% provide family-sized options. Rent growth of 57.4% over the decade, the highest in this data set, has driven affordability from 56.0% to 60.5% of income (worsening).
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$478
HH Size
2.3
Personal Income / wk
$799
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.3%
Unoccupied
628
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.4% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.8% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.9%
Couples, no children
6,093
Total families
Economy & Employment
Healthcare leads at 18.8% (464 workers), followed by Education (15.7%, 387) and Construction (11.6%, 286). Public Administration (11.2%, 277) reflects the Kiama Council and state government offices. Professional/Tech (7.9%) rounds out the top 5. Professionals (978) and Managers (504) dominate occupations. Unemployment at 4.1% is below the national average, and the 45.4% participation rate reflects the retiree population pulling down the figure. SEIFA IEO decile 8 and IRSAD decile 8 place Kiama in the upper-middle band for socioeconomic advantage.
Unemployment
2.6%
Labour Force
4,329
Unemployed
111
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.5%
Part-time
36.4%
Participation
45.4%
Employed
2,940
Occupations
Top Industries
University
36.9%
Postgraduate
9.7%
Born Overseas
19.0%
Dwellings
3,232
Transport to Work
Three schools cover the area: Ss Peter and Paul Catholic Primary (ICSEA 1,104, 363 students), Kiama Public School (Government, ICSEA 1,064, 347 students), and Kiama High School (Secondary, Government, ICSEA 1,036, 761 students). All three score above the ICSEA 1,000 benchmark. Public transport at 1.1% is minimal, and 88.1% commute by car. Walking/cycling at 6.6% is relatively high for a regional town. The 20.8% volunteering rate is the highest in this data set. 124 development applications indicate major renewal activity.
Drive
88.1%
Public Transport
1.1%
Walk / Cycle
6.6%
Work from Home
N/A
Population Forecast
+1.29%/yr
(+117 people/yr)
EstablishedPopulation is forecast to reach 9,806 by 2031, growing at 1.29% annually (117 persons/year), above the national average for coastal towns. Migration is balanced: 52 net internal and 58 net overseas per year. The gentrification score of 57 (active, highest in this cohort) reflects 22.7% population growth, rent surging 57.4%, and accelerating growth from 6% to 15% per decade. Despite this, affordability is worsening (56.0% to 60.5%), as real income growth of 18.4% has not kept pace with rent inflation. The working-age share is dropping 3.6pp while seniors rise 6.7pp.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+58
Net Internal / yr
+52
Gentrification Signal
Early signs
Population +21% since 2011, Net internal migration +52/yr, Accelerating: 6% → 15%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kiama compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kiama a good suburb to live in?
Kiama offers coastal lifestyle with SEIFA decile 8, all 3 schools above the ICSEA benchmark, and the highest volunteering rate in this cohort (20.8%). Mortgage stress at 31.8% is above threshold, reflecting the $1,190,000 median against local incomes at the 51st percentile. The 16.3% vacancy rate reflects holiday-rental dynamics.
What is the median house price in Kiama?
The PSI-derived median is $1,190,000 (2024-2025 blended). Prices eased slightly from $1,200,000 in 2024 to $1,181,000 in 2025, a 1.6% decline. Monthly mortgage repayments average $2,167, producing a 31.8% mortgage-to-income ratio.
What schools are in Kiama?
Kiama has 3 schools, all above the ICSEA 1,000 benchmark: Ss Peter and Paul Catholic Primary (ICSEA 1,104, 363 students), Kiama Public School (Government, ICSEA 1,064, 347 students), and Kiama High School (Secondary, Government, ICSEA 1,036, 761 students).
Is Kiama safe?
Crime data is not available for Kiama in the current dataset. The SEIFA IRSD decile of 8, 4.1% unemployment rate, and high outright-ownership rate (48.6%) are all indicators that correlate with lower crime in comparable NSW coastal towns.
Is Kiama good for property investment?
Gross yield is approximately 2.1% ($478/week on $1,190,000 median), typical of coastal lifestyle markets. The 16.3% vacancy rate reflects holiday rentals, not permanent tenant shortage. With 124 development applications in 12 months and rent growing 57.4% over the decade, the market is active but supply is increasing.
How is Kiama's population changing?
Population grows at 1.29% annually (117 persons/year), forecast to reach 9,806 by 2031. The gentrification score of 57 (active) is the highest in this cohort, driven by 22.7% population growth and rent surging 57.4%. Seniors' share is rising 6.7pp, and the median age of 52 sits 12 years above national.
How active is property development in Kiama?
Kiama lodged 124 development applications in 12 months, the highest in this cohort relative to its population of 7,904. Recent applications include dual occupancy, new dwelling construction, and demolition-rebuilds. This level of activity signals active renewal and densification in the coastal town.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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