Less Hemsworth, more fishing: Kiama property more expensive than Byron and Noosa

Hollywood movie stars, influencers and rich-listers may have a stranglehold on Noosa and Byron, but all the off-white linen in Australia hasn’t stopped property prices in Kiama outstripping those of its northern beachfront counterparts.

The latest Domain House Price Report shows the median house price in the NSW South Coast town is higher than that in the Byron or Noosa local government areas, driven by young families and the odd wealthy buyer seeking a quiet beach lifestyle.

But the sprawling mansions, billionaire neighbours and glitzy A-listers won’t be far behind, say the experts.

“Kiama is only now becoming so much more of a destination in terms of stunning coastal scenery, beautiful beaches and all of the eateries,” says Dean Lewisham of South Coast Prestige Properties. “It’s always had nice houses, but none that were absolutely stunning.

“It used to be that its top-priced homes were $4 million or $5 million, but now they’re $8 million or $10 million, and some coming on the mountain that will be $20 million.

“Once you have these great properties, plus more people hearing that it’s been voted the best small town in Australia [by demographer Bernard Salt], then the glamour will follow.”

The new Domain figures show that Kiama’s median house price has hit a stunning $1.51 million, up 5.4 per cent in the past year and a massive 77.6 per cent over the past five.

In contrast, Byron is now a shave under at $1.5 million, following a rise of 5.3 per cent last year and 64.8 per cent in the past five years. Noosa sits at $1.33 million after increases of 6 per cent rise in 2024 and 82.5 per cent since 2019.

All three regions boomed during the pandemic, but Byron houses, in particular, dropped in value. Many areas in Byron Shire fell by double digits, and house prices in some spots like Ocean Shores and Brunswick Heads were slashed by more than 20 per cent.

Kiama prices also fell. They’re still about 10 per cent, or $177,000, below their 2022 peak, but a massive 47 per cent above pre-pandemic levels.

“I always find it disconcerting when Kiama is compared to Byron Bay and Noosa because those two are so well-known and Kiama, to me, is still my little village,” says Marie Pulford, who, with her husband Bruce, both in their early 70s, is selling their house there. “I’ve never thought of Kiama in those terms.

“But it’s become so popular now. Particularly at weekends, I go into town and wonder where all the people there are from, and what they’re doing.

“It is such a beautiful spot, though, and I can remember, when I was younger, always looking at Kiama and thinking, this is where I wanted to live one day.

“Most people say, ‘Wow!’ when they see it, and there are now so many eateries, and more people, yet still so much character.”

The Pulmans bought a block of land at 38 Cliff Drive, Kiama Downs, 47 years ago and built their own house there, which they are now selling for between $5.3 million and $5.7 million.

Price Guide $5,300,000 - $5,700,000

38 Cliff Drive, Kiama Downs NSW 2533

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Meanwhile, Byron does have the jump on Kiama in terms of its Insta-worthy celebrity component.

It kicked off in the 1980s with Olivia Newton-John, John Cornell and Paul Hogan and more recently Chris Hemsworth, his wife Elsa Pataky, Simon Baker, John Butler, Toni Childs, Carrie Bickmore and Justin Hemmes, together with their various gilt-edged visitors. Fans have included Nicole Kidman and Zac Efron.

Its sales have been similarly mega, with The Cape Beach House selling for around $22 million in 2021, a beachfront property on Marine Parade for $22 million in 2020, and another on Lighthouse Road for $15 million in 2019.

SOLD - $22,000,000

35 Marine Parade, Byron Bay NSW 2481

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Noosa also has a big star-studded contingent, with actors Matt Damon and Liam Hemsworth being big fans, as well as Anthony Callea and Michael Clarke (with his infamous stoush with his then partner).

There have also been visits from Prince Harry, Richard Branson, Justin Bieber and Ash Barty, while Boost Juice’s Janine Allis has a spectacular home by the Noosa National Park and Gina Rinehart bought in for $30 million in 2023.

It had a sale in Sunshine Beach for $34 million in 2020 and another nearby for $28.5 million in 2022, while a house in Noosa Heads went for a cool $24 million in 2020.

In Kiama, meanwhile, Hamish Blake and Zoe Foster Blake have bought a house for $4.3 million, and Guy Sebastian and surfer Sally Fitzgibbons own property in nearby Gerroa. A house on Collins Street sold for over $8 million in 2021, and another at the Bombo headland for around $7 million in 2020.

“Kiama is the first proper coastal town you come to on the South Coast, and it’s the end of the electric train line, so it’s powerfully positioned just an hour and a half from Sydney,” says Sam Lathbury of First National Real Estate Coast and Country.

“It’s a lovely town, the beaches are good, and it’s often a place where people have nice memories of holidays.

“We’re now getting more families moving down here rather than just retirees. But it does take a long time for things to build.

“There was, for instance, a time when Byron was less fashionable, and we don’t see any reason why Kiama wouldn’t become more and more fashionable.”

Kiama Mayor Cameron McDonald also believes the town’s accessibility from Sydney, as well as its natural beauty, are huge pluses.

“A lot of people discovered it during COVID, and then when it won the title of the most liveable town in Australia, it became even better known,” he says. “We do get a smattering of celebrities around the place but we’d like to think we’re an area that’s affordable for, and welcoming to, everyone.”

It’s definitely an up-and-coming place, says Ray White Kiama agent Michele Lay.

“We’ve actually sold some properties to people in the past who are A-list and maybe it’s already happening with Hamish Blake and Zoe,” she says.

“We also have someone making offers on a property who we can’t talk about, but they’re definitely A-list. And when that all starts happening, then word-of-mouth goes round …”