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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
Sales Activity
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Population
Kiama Downs is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends
Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, Kiama Downs's population is estimated at around 5,000 as of May 2026. This reflects a decrease of 87 people (1.7%) since the 2021 Census, which reported a population of 5,087 people. The change is inferred from the resident population of 4,998, estimated by AreaSearch following examination of the latest ERP data release by the ABS on June 2025, and an additional 5 validated new addresses since the Census date. This level of population equates to a density ratio of 1,315 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Population growth for Kiama Downs was primarily driven by natural growth that contributed approximately 53.0% of overall population gains during recent periods.
AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Looking at population projections moving forward, lower quartile growth of regional areas nationally is anticipated, with Kiama Downs expected to grow by 147 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 2.9% in total over the 16 years.
Frequently Asked Questions - Population
Development
AreaSearch assessment of residential development drivers sees a low level of activity in Kiama Downs, placing the area among the bottom 25% of areas assessed nationally
Kiama Downs has received around 16 dwelling approvals per year over the past five financial years ending FY26. This totals an estimated 80 homes. As of FY26, 11 approvals have been recorded.
The area's population decline has not significantly impacted development activity in relative terms. New dwellings are developed at an average cost of $647,000, indicating a focus on the premium segment with upmarket properties. Compared to Rest of NSW, Kiama Downs has 64.0% less development activity per person. This constrained new construction typically reinforces demand and pricing for existing dwellings. The current level is also lower than nationally, suggesting market maturity and possible development constraints. New development consists of 72.0% standalone homes and 28.0% medium and high-density housing, sustaining Kiama Downs' suburban identity with a concentration of family homes suited to buyers seeking space.
This represents a change from the current housing mix, which is currently 93.0% houses. The area indicates a mature market with around 356 people per approval. Future projections estimate Kiama Downs will add 145 residents by 2041. With current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.
Frequently Asked Questions - Development
Development applications around Kiama Downs
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Kiama Downs has very high levels of nearby infrastructure activity, ranking in the top 20% nationally
Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified a single project likely to impact this region: Bombo Precinct, Springside Hill, Illawarra-Shoalhaven Regional Transport Plan 2041, and New Shellharbour Hospital and Integrated Services are key projects, with the following list detailing those most relevant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
New Shellharbour Hospital and Integrated Services
A $782 million major health infrastructure project delivering a new seven-storey greenfield hospital at Dunmore. Key features include an expanded emergency department with a rooftop helipad, specialized elective surgery theatres, mental health inpatient units, and comprehensive outpatient services. The project also encompasses the new Warrawong Community Health Centre and upgrades to Wollongong and Bulli Hospitals to enhance the Illawarra Shoalhaven health network.
Low and Mid-Rise Housing Policy
Comprehensive NSW state planning reforms designed to increase housing density in well-located areas. The policy mandates mid-rise apartment buildings (3-6 storeys) and low-rise multi-dwelling housing (terraces, townhouses, and dual occupancies) within 800m of 171 high-frequency transport hubs and town centres. As of May 2026, the policy is fully operational following the phased rollout of dual occupancy provisions in July 2024 and mid-rise apartment provisions in early 2025. Recent updates include refined floor space ratios (FSR) and non-refusal standards to streamline local council assessments.
Springside Hill
Springside Hill is a 114-hectare masterplanned community in West Kiama proposed by Traders In Purple. The project aims to deliver approximately 1200 dwellings with a diverse mix of housing types, including a 25% guarantee for social and affordable housing targeting essential workers and first home buyers. The proposal includes 9,700 square metres of commercial space for retail and medical services, a potential school site, and 40% open space. A distinctive feature is its self-sustained off-the-grid recycled water and wastewater facility. The project is currently under assessment by the NSW Department of Planning after being referred for a state-led planning review.
Illawarra Offshore Wind Zone
The Illawarra Offshore Wind Zone is a 1,022 square kilometre area of Commonwealth waters in the Pacific Ocean, located at least 20 km offshore between Wombarra and Kiama in New South Wales. It was officially declared by the Minister for Climate Change and Energy on 15 June 2024 as Australia's fourth offshore wind zone. The zone has a potential generation capacity of around 2.9 GW, theoretically enough to power approximately 1.8 million homes, and was projected to support an estimated 1,740 construction jobs and 870 ongoing jobs. Due to a sharp drop in water depths off the coast, only floating wind turbine technology is considered viable for the zone. Feasibility licence applications were open from 17 June to 15 August 2024. Initial proponents Oceanex Energy and Equinor opted not to apply, instead focusing on the Hunter Offshore Wind Zone where they were awarded a feasibility licence for the Novocastrian project. Spanish developer BlueFloat Energy became the sole feasibility licence applicant but formally withdrew its application in January 2026, citing global commercial pressures and the wind-down of its Australian operations by parent Quantum Capital. On 23 January 2026, the Federal Government confirmed no feasibility licences would be granted in the Illawarra zone. The zone remains declared and could reopen for feasibility applications if competitive interest returns. In the meantime, the area is open for Research and Demonstration (R&D) licence applications to trial offshore renewable technologies including floating wind, wave and tidal current systems.
Mariyung Fleet (New Intercity Fleet)
The Mariyung Fleet is a 610-carriage double-deck electric train fleet (D sets) replacing the ageing V-set and Oscar fleets across the NSW intercity network. Delivered by the RailConnect NSW consortium (UGL, Hyundai Rotem, Mitsubishi Electric Australia), the trains feature wider 2x2 seating with arm rests, tray tables and cup holders, charging ports, dedicated luggage, pram and bicycle spaces, accessible toilets, dedicated wheelchair spaces, CCTV, digital information screens and Automatic Selective Door Operation. The fleet operates in 4, 6, 8 or 10-car formations. Passenger services commenced on the Central Coast & Newcastle Line on 3 December 2024, on the Blue Mountains Line on 13 October 2025, and on the South Coast Line on 14 April 2026. The South Coast Line rollout begins with seven 4 and 6-car sets, scaling to 16 trains by 2027 with 8-car sets later in 2026 and 10-car configurations in 2027. The project includes the Kangy Angy Maintenance Facility (operated by UGL on a 15-year contract) and extensive corridor upgrades including platform extensions, signalling modifications, balise installation and overhead wiring works.
Rail Service Improvement Program (Mortdale-Kiama)
The Rail Service Improvement Program (formerly More Trains, More Services) is a multi-billion-dollar NSW Government initiative to modernize the rail network for the Mariyung fleet. The Mortdale to Kiama package involves infrastructure upgrades including the Mortdale Maintenance Centre (active maintenance and shunting works in February 2026), platform extensions at Kiama (completed), and ongoing signaling, power supply, and station improvements at Thirroul and Shellharbour Junction to enable increased service frequency on the T4 Illawarra and South Coast lines.
Shellharbour Mobile Tiny Homes Pilot Program
State-first two-year pilot program allowing mobile tiny homes on existing residential properties without development applications. Council approved September 23, 2025. Planning Proposal to amend Shellharbour LEP 2013 requires NSW Government approval and 28-day public consultation (up to 6 months process). Program provides affordable rental housing through moveable dwellings on trailers registered under Road Transport Act 2013, subject to strict conditions including minimum setbacks, connection to essential services, and fire safety compliance. Addresses housing crisis where median house price is $1 million.
More Trains More Services Stage Two - Mortdale to Kiama Capital Works
A comprehensive rail infrastructure package delivered to enable the rollout of the Mariyung intercity fleet. Works included major upgrades to the Mortdale Maintenance Centre (including a new bogie exchange system), platform extensions at Kiama and other stations, and the construction of new stabling yards at Waterfall and Kiama. As of April 2026, the project has reached operational completion with the Mariyung fleet officially entering service on the South Coast Line.
Employment
Employment conditions in Kiama Downs demonstrate exceptional strength compared to most Australian markets
Kiama Downs has an educated workforce with prominent representation in essential services sectors. The unemployment rate is 2.3%, with an estimated employment growth of 0.9% over the past year (AreaSearch data). As of December 2025, there are 2,661 working residents, an unemployment rate of 1.6% below Regional NSW's rate of 3.9%.
Workforce participation is high at 66.3%, compared to Regional NSW's 60.5%. Census data shows that 32.1% of residents work from home, potentially influenced by Covid-19 lockdowns. Key employment sectors are health care & social assistance, education & training, and construction. Education & training has a strong presence, with an employment share 1.5 times the regional level.
Conversely, agriculture, forestry & fishing is under-represented at 0.6% compared to Regional NSW's 5.3%. The area may have limited local job opportunities, indicated by Census working population vs resident population counts. Between December 2024 and December 2025, employment increased by 0.9%, labour force by 0.6%, reducing unemployment by 0.3 percentage points (AreaSearch analysis). In contrast, Regional NSW saw employment decline of 1.2% and labour force decline of 0.8%, with a 0.4 percentage point rise in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 project overall growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Kiama Downs' employment mix suggests local employment should increase by 6.6% over five years and 13.6% over ten years, though this is a simplified extrapolation for illustrative purposes only.
Frequently Asked Questions - Employment
Income
The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment
Kiama Downs' income level is above average nationally according to AreaSearch's aggregation of ATO data for FY2023. The suburb's median income among taxpayers was $52,934 and the average income stood at $77,163, compared to Regional NSW's figures of $52,390 and $65,215 respectively. As of March 2026, current estimates based on Wage Price Index growth of 10.32% would be approximately $58,397 for median income and $85,126 for average income. Income data from Census 2021 shows Kiama Downs' household, family, and personal incomes are at the 67th percentile nationally. The distribution data indicates that 32.4% of individuals (1,620 people) earn between $1,500 to $2,999 weekly, consistent with regional trends showing 29.9% in the same category. Notably, 30.7% of residents earn above $3,000 per week, suggesting strong economic capacity. After housing costs, residents retain 87.3% of their income, reflecting robust purchasing power and Kiama Downs' SEIFA income ranking places it in the 7th decile.
Frequently Asked Questions - Income
Housing
Kiama Downs is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
Kiama Downs dwelling structures, as per the latest Census, consisted of 92.8% houses and 7.2% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Kiama Downs was at 47.0%, with mortgaged dwellings at 39.5% and rented ones at 13.4%. The median monthly mortgage repayment was $2,200, higher than Regional NSW's average of $1,733. Median weekly rent in Kiama Downs was recorded at $490, compared to Regional NSW's $330. Nationally, Kiama Downs' mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Kiama Downs features high concentrations of family households, with a higher-than-average median household size
Family households account for 83.0% of all households, consisting of 38.3% couples with children, 34.4% couples without children, and 9.4% single parent families. Non-family households comprise the remaining 17.0%, with lone person households at 16.0% and group households making up 1.5%. The median household size is 2.8 people, which is larger than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
Local Schools & Education
Kiama Downs demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics
Kiama Downs' residents aged 15+ have a higher university qualification rate at 30.1%, compared to the broader SA3 area's 19.9% and Rest of NSW's 21.3%. Bachelor degrees are most prevalent at 20.0%, followed by postgraduate qualifications (6.2%) and graduate diplomas (3.9%). Vocational credentials are held by 40.9% of residents, with advanced diplomas at 13.5% and certificates at 27.4%. Educational participation is high, with 29.1% currently enrolled in formal education: primary (10.1%), secondary (8.6%), and tertiary (3.7%).
Educational participation is notably high, with 29.1% of residents currently enrolled in formal education. This includes 10.1% in primary education, 8.6% in secondary education, and 3.7% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Kiama Downs has 68 active public transport stops, all of which are bus stops. These stops are served by 13 different routes that together facilitate 219 weekly passenger trips. The accessibility of public transport in Kiama Downs is rated as excellent, with residents typically living just 105 meters from the nearest stop. Most residents commute outwards due to its residential nature. Cars remain the primary mode of transportation, used by 97% of residents. On average, there are 1.8 vehicles per dwelling in Kiama Downs, which is higher than the regional average.
According to the 2021 Census, a significant proportion of residents, 32.1%, work from home, possibly due to COVID-19 conditions. Across all routes, buses run an average of 31 trips per day, resulting in approximately three weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Kiama Downs's residents are extremely healthy with very low prevalence of common health conditions across all age groups
Analysis of health metrics shows strong performance throughout Kiama Downs. Mortality rates and chronic condition prevalence were found to be very low across all age groups.
Private health cover was found to be very high at approximately 57% of the total population (~2,870 people), compared to 51.9% across Regional NSW. The most common medical conditions in the area were arthritis and mental health issues, impacting 9.0 and 8.1% of residents respectively. Overall, 67.8% of residents declared themselves completely clear of medical ailments, compared to 63.3% across Regional NSW. Health outcomes among the working-age population are broadly typical. The area has 26.0% of residents aged 65 and over (1,300 people), which is higher than the 23.4% in Regional NSW. Health outcomes among seniors are particularly strong, with national rankings broadly in line with the general population.
Frequently Asked Questions - Health
Cultural Diversity
Kiama Downs is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics
Kiama Downs, surveyed in 2016, had a low cultural diversity with 86.8% of its population born in Australia and 92.9% being citizens. English was spoken exclusively at home by 95.9%. Christianity was the predominant religion at 53.5%, slightly lower than Regional NSW's 55.9%.
The top three ancestry groups were English (32.0%), Australian (29.0%), and Scottish (9.9%). Notably, Macedonian (0.5%) and Irish (9.8%) groups were overrepresented compared to regional averages of 0.4% and 8.8%, respectively. Maltese also showed a higher representation at 0.6%.
Frequently Asked Questions - Diversity
Age
Kiama Downs hosts a notably older demographic compared to the national average
Kiama Downs has a median age of 43, matching Regional NSW's figure and exceeding the national average of 38. The age profile shows that those aged 65-74 make up 15.2%, which is higher than both Regional NSW's figure and the national average of 9.4%. Conversely, the 25-34 group comprises only 6.4% in Kiama Downs, smaller than Regional NSW's figure. Between the 2021 Census and now, the 15-24 age group has increased from 10.6% to 13.9%, while the 75-84 cohort has grown from 5.3% to 8.3%. Meanwhile, the 55-64 group has decreased from 14.5% to 11.7%, and the 25-34 group has dropped from 8.9% to 6.4%. Looking ahead to 2041, demographic projections indicate significant shifts in Kiama Downs's age structure. Notably, the 75-84 group is expected to grow by 26 people, reaching 523 from 415. Conversely, population declines are projected for the 55-64 and 65-74 cohorts.