Kingscliff
Kingscliff's 16.1% vacancy rate is roughly 5 times the national benchmark of 2-3%, pointing to a large holiday-let stock that distorts both rental supply and population counts. The median age of 47 sits 7 years above national, and 33.4% of families are couples without children, higher than the typical suburb. Despite household incomes landing in just the 51st percentile, the median house price of $1,380,000 creates acute mortgage stress at 32.3% of income. Rent growth of 53.3% over the decade has been among the strongest in regional NSW, fuelled by a 35.6% population surge.
Population
8,355
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,575/wk
DAs (12 months)iDevelopment Applications lodged in the past year
105
Median House
$1.4M
2024-2025 (PSI derived)
The median house price dipped slightly from $1,400,000 to $1,380,000 between 2024 and 2025, a -1.4% softening. Detached houses make up 61.8%, with apartments at 20.9% and semi-detached at 17.2%. The bedroom mix is mid-range: 39.3% are 3-bedroom and 31.3% have 4+ bedrooms. Mortgage stress is a real concern at 32.3% of income, exceeding the 30% threshold. Household income at the 51st percentile nationally sits well below what a $1.38M price tag typically demands. Buyers are paying a lifestyle premium that income alone does not justify, so many purchases likely involve equity from prior property sales or dual incomes.
For Buyers
The median house price dipped slightly from $1,400,000 to $1,380,000 between 2024 and 2025, a -1.4% softening. Detached houses make up 61.8%, with apartments at 20.9% and semi-detached at 17.2%. The bedroom mix is mid-range: 39.3% are 3-bedroom and 31.3% have 4+ bedrooms. Mortgage stress is a real concern at 32.3% of income, exceeding the 30% threshold. Household income at the 51st percentile nationally sits well below what a $1.38M price tag typically demands. Buyers are paying a lifestyle premium that income alone does not justify, so many purchases likely involve equity from prior property sales or dual incomes.
For Investors
The 16.1% vacancy rate is the defining investor metric. Much of this reflects short-term holiday rentals rather than structural oversupply, but it still means finding long-term tenants can be difficult. Weekly rent at $490 produces a gross yield of about 1.8% on the $1.38M median, among the lowest in regional NSW. Rent stress is elevated at 31.1% of income, putting tenants under pressure. On the positive side, 94 DAs were lodged in 12 months, and population growth of 1.85% annually (287 people/year) is robust. The growth is driven by both internal (+60/year) and overseas (+120/year) migration.
Development Activity
Total DAs
545
Last 12 Months
105
YoY ChangeiYear-over-year change in DA lodgements
+1.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kingscliff iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Anthony's Primary School
K-6 · 323 students
Kingscliff Public School
K-6 · 455 students
Kingscliff High School
7-12 · 910 students
Demographics
English ancestry dominates at 3,856 residents, with Irish (1,336) and Scottish (1,038) rounding out a strongly Anglo-leaning profile. Overseas-born at 15.5% sits 6.1 pp below the national average, making Kingscliff one of the least diverse coastal NSW suburbs. Median age of 47 is 7 years above national, and the labour force participation rate of 52.3% is lower than average, partly because 2,696 residents are not in the labour force (retirees, semi-retired). Couples without children (33.4% of families) exceed the national proportion. Only 2 non-English languages had double-digit speaker counts: Portuguese (16) and Italian (11).
Age Distribution
Bedrooms
Dwelling Structure
61.8%
Houses
17.2%
Townhouse
20.9%
Apartment
Tenure
The median softened from $1,400,000 to $1,380,000 between 2024 and 2025 (-1.4%). Ownership splits show 43.4% outright (high, reflecting retired buyers), 27.5% mortgage, and 29.1% renting. The high outright ownership rate is consistent with the older median age. Mortgage stress at 32.3% of income breaches the standard threshold. Detached houses at 61.8% remain dominant, but the 20.9% apartment share is notable for a regional coastal town. Bedroom count distribution (39.3% at 3, 31.3% at 4+) suggests a mix of family homes and holiday-ready smaller dwellings.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,200
Rent / wk
$490
HH Size
2.4
Personal Income / wk
$778
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.1%
Unoccupied
614
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.1% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.3% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
33.4%
Couples, no children
6,321
Total families
Economy & Employment
Healthcare (20.2%), Education (15.9%), and Construction (13.0%) are the top 3 employers, accounting for 49.1% of all jobs. Professional/Tech (10.3%) reflects the growing remote-worker population. The full-time employment rate of 55.7% is below the national average, while part-time (1,534 workers) nearly matches full-time (1,926), a pattern typical of tourism-influenced economies. Professionals lead occupations at 974, followed by Managers (569). SEIFA scores tell a split story: IRSAD decile 7 (moderate advantage) but IER decile 7, suggesting economic resources are unevenly distributed. Unemployment at 4.1% is close to the national figure.
Unemployment
2.0%
Labour Force
7,422
Unemployed
150
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.7%
Part-time
40.2%
Participation
52.3%
Employed
3,460
Occupations
Top Industries
University
34.1%
Postgraduate
7.6%
Born Overseas
15.5%
Dwellings
3,191
Transport to Work
Public transport captures just 0.9% of commuters, with 87.5% driving. Walking/cycling at 6.0% is higher than average, consistent with a beachside lifestyle. Kingscliff has 3 schools: St Anthony's Primary (Catholic, ICSEA 1066, 323 students), Kingscliff Public School (Government, ICSEA 1058, 455 students), and Kingscliff High School (Government, ICSEA 991, 910 students). All sit near or above the national benchmark. Need-for-assistance at 6.7% is above the national figure, partly reflecting the older population. SEIFA IRSAD decile 7 indicates moderate advantage, though both mortgage and rent stress exceed 30%.
Drive
87.5%
Public Transport
0.9%
Walk / Cycle
6.0%
Work from Home
N/A
Population Forecast
+1.85%/yr
(+287 people/yr)
EstablishedPopulation surged 35.6% over the past decade at 1.85% annually, adding 287 people per year, well above the national average growth rate. Medium forecasts project 17,500 by 2031, up from 15,489 in 2025. This is one of the fastest growth rates in the Tweed region. Both internal (+60/year) and overseas (+120/year) migration contribute, a dual-source pattern that provides some resilience. The gentrification score of 20 flags early signs, with rising rents (53.3% over the decade) outpacing income growth (26.4%). Real income growth of 26.4% has been strong in absolute terms but insufficient to keep pace with property prices, explaining the mortgage stress.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+120
Net Internal / yr
+60
Gentrification Signal
Early signs
Population +36% since 2011, Net internal migration +60/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kingscliff compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kingscliff a good suburb to live in?
Kingscliff scores SEIFA IRSAD decile 7, indicating moderate advantage. The beachside location supports 6.0% walking/cycling commute rates. However, household incomes sit at only the 51st percentile nationally while house prices exceed $1.38M, creating affordability tension. Low public transport (0.9%) means a car is essential.
What is the median house price in Kingscliff?
The median house price is $1,380,000 as of 2025, down slightly (-1.4%) from $1,400,000 in 2024. Mortgage repayments at $2,200/month consume 32.3% of household income, above the 30% stress threshold, reflecting a lifestyle premium that outstrips local earning capacity.
What schools are in Kingscliff?
Kingscliff has 3 schools: St Anthony's Primary (Catholic, ICSEA 1066, 323 students), Kingscliff Public School (Government, ICSEA 1058, 455 students), and Kingscliff High School (Government, ICSEA 991, 910 students). Two primaries score well above the national 1000 benchmark.
Is Kingscliff safe?
Crime data is not reported at the suburb level for Kingscliff. SEIFA IRSD decile 6 indicates moderate disadvantage levels, and unemployment at 4.1% tracks close to the national average. The 16.1% vacancy rate (largely holiday lets) can attract opportunistic property crime in some coastal towns.
Is Kingscliff good for property investment?
Gross rental yield is around 1.8% ($490/week on $1.38M), well below the national average. The 16.1% vacancy rate, while partly driven by holiday lets, signals risk for long-term rental strategies. Population growth at 1.85% annually is strong, but capital growth turned slightly negative (-1.4%) in the latest year.
How is Kingscliff's population changing?
Population grew 35.6% over the past decade to 15,489 in 2025, one of the fastest rates in regional NSW. Growth adds 287 people annually via both internal (+60/year) and overseas (+120/year) migration. The gentrification score of 20 flags early-stage demographic transition.
How much development is happening in Kingscliff?
Kingscliff logged 94 DAs in the past 12 months, ranging from new dwellings to alterations and carport additions. This high DA count reflects both population growth at 1.85% annually and ongoing renovation of older housing stock in a suburb that grew 35.6% over the decade.
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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