Kyeemagh
Investment Score
72
/100
AI Intelligence Summary
Kyeemagh is a small, tightly-knit waterfront suburb in Sydney's Bayside region, located 13km south of the CBD and bordered by Botany Bay. With a population of approximately 1,200 residents, this predominantly residential area offers a unique blend of coastal living and urban accessibility. The suburb is renowned for the historic Kyeemagh Baths, a popular ocean swimming spot, and its proximity to Brighton-Le-Sands beach. Housing consists mainly of older fibro homes and newer developments, with waterfront properties commanding premium prices. While the suburb benefits from excellent beach access and a strong sense of community, it faces challenges from aircraft noise due to its proximity to Sydney Airport (5km away) and limited local amenities, requiring residents to travel to nearby suburbs for shopping and services. The area attracts families and professionals seeking a coastal lifestyle with reasonable city access, though public transport options are limited to bus services. Property values have shown steady growth, supported by the desirable waterfront location and limited housing stock.
Strengths
- •Direct waterfront access with popular Kyeemagh Baths swimming facility
- •Close proximity to Sydney Airport (5km) convenient for frequent travelers
- •Strong community atmosphere in small, intimate suburb setting
- •Limited housing stock creating scarcity value for property owners
Opportunities
- •Potential for boutique waterfront development given premium location
- •Growing demand for coastal properties within reasonable CBD distance
- •Possible transport infrastructure improvements as part of Bayside planning
- •Tourism potential leveraging historic baths and waterfront access
Considerations
- •Aircraft noise from nearby Sydney Airport affecting livability
- •Limited local shopping and dining options requiring travel to neighboring areas
- •Restricted public transport with bus services only
- •Limited parking in waterfront areas during peak times
Property Market
$1.15M
+8.5% 1yr
$725K
+6.8% 1yr
$950K
$850/wk
$580/wk
42
2.1%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +35.0% |
| Unit | +6.8% | +18.5% | +28.0% |
Rental Yields
House Yield
3.8%
Unit Yield
4.2%
Townhouse Yield
3.9%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Kyeemagh at median house price
+8% surcharge
$850/wk
Negatively geared
Reduces taxable income
~$520/week
Based on 7.0% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$46,280
After-tax yield
2.32%
Weekly holding cost
$520/wk
10yr CGT (est.)
$206,738
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
1,200
43
$85K
per annum
68.0%
45.0%
42.0%
4.2%
35.0%
Dwelling Mix
Lifestyle & Community
3
4
2
13.0 km
Nearest Station: Rockdale Station
Relaxed coastal living with swimming, walking, and water activities complemented by easy access to broader Sydney amenities
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Data sourced from multiple sources. Last updated 27 March 2026.