Kiama Heights vs Yarrawarrah
Property investment comparison - Kiama Heights, NSW 2533 vs Yarrawarrah, NSW 2233
Head-to-head across core investment metrics: Kiama Heights wins 2, Yarrawarrah wins 3. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Kiama Heights | Yarrawarrah |
|---|---|---|
| Median house price | $1.6M | $1.6M |
| Median unit price | $850K | - |
| Gross rental yield (houses) | 3.00% | 3.17% |
| Gross rental yield (units) | 3.99% | 2.79% |
| 1-year house growth | -1.4%estimate | +4.5% |
| 3-year house growth | - | +5.5% |
| Vacancy rate | 3.7% | 2.1% |
| Population | 878 | 2,775 |
Kiama Heights vs Yarrawarrah: what the numbers say
The median house price is $1.6M in Kiama Heights and $1.6M in Yarrawarrah, so Kiama Heights is the cheaper entry point.
On cash flow, Yarrawarrah leads: houses there return a gross rental yield of 3.17%, compared with 3.00% in Kiama Heights, a gap of 0.17 percentage points.
Over the past year house prices moved -1.4% in Kiama Heights (an estimate) and +4.5% in Yarrawarrah, so recent momentum favours Yarrawarrah, while Kiama Heights went backwards.
Rental vacancy is 2.1% in Yarrawarrah and 3.7% in Kiama Heights, so landlords in Yarrawarrah face less competition for tenants.
Yarrawarrah is the bigger suburb, with a population of 2,775 against 878, roughly 3.2 times the size of Kiama Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Yarrawarrah for rental income, Kiama Heights for a lower purchase price, Yarrawarrah for recent price momentum, Yarrawarrah for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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