Kingscliff
Kingscliff’s profile is shaped by an older coastal population, high vacancy and a mixed housing stock. Median age is 47, seven years above the national figure, while vacancy is 16.1%, which may reflect holiday or short-term use as well as permanent demand. Separate houses account for 61.8% of dwellings and apartments 20.9%; the suburb has 8,355 residents across 6.28 square kilometres. Compared with nearby Casuarina, Kingscliff is more established and service-oriented, with healthcare and education among its largest industries. Overseas migration is the primary growth driver, while 24.1% work from home, creating a mixed coastal economy rather than a purely commuter market.
Local council: Tweed
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
110
Kingscliff suits buyers seeking a coastal setting and mixed housing, but affordability needs careful testing. Mortgage payments average $2,200 a month and mortgage costs reach 32.3% of household income, above common stress levels. Rent is $490 a week and rent-to-income is 31.1%, so moving from renting to ownership can still stretch budgets. Separate houses make up 61.8% of homes, compared with 20.9% apartments and 17.2% semi-detached dwellings. Three-bedroom homes lead at 39.3%, followed by 4-plus bedrooms at 31.3%. Compared with apartment-focused options around Casuarina, Kingscliff gives buyers more detached-house choice, but exact sales, strata, flood and insurance checks remain important.
For Buyers
Kingscliff suits buyers seeking a coastal setting and mixed housing, but affordability needs careful testing. Mortgage payments average $2,200 a month and mortgage costs reach 32.3% of household income, above common stress levels. Rent is $490 a week and rent-to-income is 31.1%, so moving from renting to ownership can still stretch budgets. Separate houses make up 61.8% of homes, compared with 20.9% apartments and 17.2% semi-detached dwellings. Three-bedroom homes lead at 39.3%, followed by 4-plus bedrooms at 31.3%. Compared with apartment-focused options around Casuarina, Kingscliff gives buyers more detached-house choice, but exact sales, strata, flood and insurance checks remain important.
For Investors
Kingscliff has a plausible rental case, tempered by vacancy and ownership costs. Renting accounts for 28.7% of dwellings, below outright ownership at 42.8%; weekly rent is $490 and vacancy is 16.1%, which can weaken income reliability. That vacancy may reflect holiday accommodation or seasonal demand, so advertised rent should not be treated as assured income. Development activity is material, with 106 applications lodged in 12 months, including secondary dwellings and a residential flat building proposal. Overseas migration is the primary forecast driver and annual growth is 1.85%, supporting demand but not guaranteeing price gains. Compared with a low-supply inland market, Kingscliff carries more coastal seasonality and new-dwelling competition. Stress-test insurance, strata, maintenance and vacancy below $490 a week.
Development Activity
Total DAs
568
Last 12 Months
110
YoY ChangeiYear-over-year change in DA lodgements
+10.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kingscliff
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Kingscliff has an older and smaller-household profile than Australia overall. Median age is 47, 7 years above the national level, and average household size is 2.4 people, 0.1 below the national figure. Couples without children represent 46.8% of families, compared with 38.4% for couples with children, reinforcing demand from downsizers, retirees and established couples. English, Irish and Scottish are the largest reported ancestries, with counts of 3,856, 1,336 and 1,038. University attainment is 34.1%, 4 percentage points above the national comparison, while overseas-born residents account for 15.5%, 6.1 points below national. Compared with nearby Casuarina’s newer coastal development, Kingscliff presents a more established, older profile.
Age Distribution
Bedrooms
Dwelling Structure
61.8%
Houses
17.2%
Townhouse
20.9%
Apartment
Tenure
Kingscliff’s tenure pattern is more settled than a high-turnover rental market. Outright owners account for 42.8%, mortgage holders 27.2% and renters 28.7%; 23.3% changed address while 76.7% stayed. Separate houses lead at 61.8%, with apartments at 20.9% and semi-detached homes at 17.2%, giving buyers more compact options than detached-only suburbs. Bedroom supply centres on 3-bedroom homes at 39.3%, followed by 4-plus bedrooms at 31.3% and 2-bedroom dwellings at 26.2%. Mortgage costs are 32.3% of household income and rent costs 31.1%, both above comfortable levels because housing costs are high relative to earnings. Compared with nearby Casuarina, the established mix may suit buyers seeking older and newer stock.
Mortgage / mo
$2,200
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $490.
$1,000
Bond data Jun 2026 · houses $1,398 · units $890
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
38.4%
Couples with children
46.8%
Couples, no children
14.3%
Single parent
2,271
Total families
Economy & Employment
Kingscliff’s labour market is anchored by care, education and construction rather than one dominant industry. Healthcare leads at 20.2% and 528 workers, followed by Education at 15.9% and 414, Construction at 13.0% and 340, Professional/Tech at 10.3% and 269, and Public Administration at 5.9% and 154. Professionals number 974, higher than managers at 569 and community/personal workers at 476, suggesting a skilled service economy. Unemployment is 3.8%, participation 56.2% and full-time employment 51.7%. Household income ranks at the 51.4th percentile, around the national midpoint, while IRSAD is in decile 7. Compared with a lower-income coastal market, this supports local spending, while 24.1% working from home links Kingscliff to jobs beyond the suburb.
Unemployment
3.8%
Labour Force
3,871
Unemployed
149
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.7%
Part-time
41.2%
Participation
56.2%
Employed
3,722
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
34.1%
Postgraduate
7.6%
Born Overseas
15.5%
Dwellings
3,191
Transport to Work
Kingscliff has 2 local schools, both government sector, covering primary and secondary stages, and a lifestyle suited to residents who value nearby services. Public transport use is only 0.7%, while 66.4% drive a car and 4.5% walk or cycle, so daily errands and school runs are easier with a vehicle. Working from home is 24.1%, reducing commuting for some households. IRSAD is in decile 7 and need for assistance is 6.7%, indicating relatively favourable socioeconomic conditions alongside an older resident base. Compared with denser coastal alternatives, Kingscliff’s mix of separate houses and local schools may feel more manageable, but buyers should check flood exposure, insurance, lighting and exact enrolment zones.
Drive
66.4%
Public Transport
0.7%
Walk / Cycle
4.5%
Work from Home
24.1%
Growth Outlook
Kingscliff’s growth outlook is positive but mixed. The forecast trend is 1.85% annually, with overseas migration the primary driver, while population change across the wider area is 35.6% over 10 years. Rent growth reached 53.3%, affordability moved from 64.0 in 2011 to 63.1 in 2021, and the working share fell 1.9 points as the senior share rose 2.5 points. Gentrification signals are also mixed: the score is 20 at the Early signs stage, while the broader shift score is 50 at the Active stage. This suggests established coastal demand is being added to an ageing base rather than rapidly replacing it. With 106 development applications in 12 months, new supply may moderate growth compared with tightly constrained neighbours.
Population trend: Tweed council area
Kingscliff sits in the Tweed council area. These are the council area's residents, not Kingscliff's.
Residents 2025
101,044
Growth, 5 yr average
+0.8%/yr
2020 to 2025
Growth, last year
+0.7%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 can suit residents wanting coastal living, local government primary and secondary schools, and a sizeable work-from-home base of 24.1%. The trade-offs are a median age of 47, 16.1% vacancy and car dependence, with 66.4% driving. It is more suitable for established households than people seeking a highly urban, transit-led lifestyle.
What is the median house price in Kingscliff?
Check a current sales source for Kingscliff’s median house price, as prices can move quickly. Housing context includes 61.8% separate houses, 39.3% three-bedroom dwellings and a typical mortgage payment of $2,200 per month. Compare the exact address with recent sales, insurance and flood conditions.
What schools are in Kingscliff?
Kingscliff has 2 government schools: Kingscliff Public School for primary years and Kingscliff High School for secondary years. Families should confirm the enrolment zone against the exact address, because boundaries and intake rules can change. Compared with larger regional centres, local coverage is compact rather than extensive.
Is Kingscliff safe?
Check recent street-level and council safety information before deciding, because a single suburb-wide rating cannot capture differences between streets, beach activity and holiday periods. Kingscliff has 8,355 residents and 16.1% vacancy, so the feel of an address can vary with seasonal occupancy. Compare the exact property with nearby streets at different times.
Is Kingscliff good for property investment?
Kingscliff may suit investors seeking a coastal rental, but 16.1% vacancy is a major risk factor. Rent is $490 a week and 28.7% of dwellings are rented, while 106 development applications in 12 months may add competition. Overseas migration and 1.85% annual forecast growth support demand, but returns should be tested below advertised rent compared with tighter markets.
How is Kingscliff's population changing?
Population change across the wider area is forecast at 35.6% over 10 years, with annual growth of 1.85% and overseas migration the primary driver. Kingscliff is also ageing: the median age is 47, 7 years above the national figure, and the senior share has risen 2.5 points. Growth is therefore positive but more mixed than a young-family boom.
What development is happening in Kingscliff?
Development activity is substantial, with 106 applications lodged in 12 months. Recent examples include secondary dwellings and a residential flat building involving demolition and new construction. This can improve housing choice, but it may also increase local construction disruption and future rental competition compared with a tightly constrained suburb. Check each proposal’s status and likely impact on the exact street.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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