Kiama Heights vs Norah Head

The median house price is $1.6M in Kiama Heights and $1.6M in Norah Head, so Kiama Heights is the cheaper entry point.

For units, Kiama Heights sits at a median of $850K against $1.2M in Norah Head, which makes Kiama Heights the more affordable unit market and Norah Head the pricier one.

On cash flow, Kiama Heights leads: houses there return a gross rental yield of 3.00%, compared with 2.50% in Norah Head, a gap of 0.50 percentage points.

Over the past year house prices moved -1.4% in Kiama Heights (an estimate) and +3.2% in Norah Head (an estimate), so recent momentum favours Norah Head, while Kiama Heights went backwards.

Rental vacancy is 0.3% in Norah Head and 3.7% in Kiama Heights, so landlords in Norah Head face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Norah Head is the bigger suburb, with a population of 1,149 against 878, larger than Kiama Heights; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Kiama Heights for rental income, Kiama Heights for a lower purchase price, Norah Head for recent price momentum, Norah Head for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.