# Buying Property in Kiama | What to Check Before You Buy URL: https://ridgewaterskiama.com.au/explore-kiama/live-and-own/buying-property-in-kiama/ Last updated: 2026-10-17 # Buying property in Kiama and what to check before you sign Buying property in Kiama starts with the area: the town centre to walk to the station, south Kiama and Kiama Downs for beaches, Gerringong for a village, Jamberoo for the valley. Then check the strata records, stamp duty with Revenue NSW, zoning and hazard maps, holiday letting rules, insurance and your own building inspection. [](https://ridgewaterskiama.com.au/authors/joseph-joshua-ngushual/)By [Joseph Joshua Ngushual](https://ridgewaterskiama.com.au/authors/joseph-joshua-ngushual/), Kiama Travel SpecialistPublished 17 October 2026 · 7 min read Stay at Kiama Ridge Waters Three-bedroom apartments from $200 a night Sleeps 6 · 15-minute walk to Easts Beach [First Floor 3-Bed Unit by the Ocean First floor · Sleeps 6 · From $214 a night](https://ridgewaterskiama.com.au/apartments/first-floor-ocean/)[3-Bed Apartment with Study Nook First floor · Sleeps 6 · From $201 a night](https://ridgewaterskiama.com.au/apartments/study-nook/)[Ground Floor 3-Bed Home in Kiama's Heart Ground floor · Sleeps 6 · From $200 a night](https://ridgewaterskiama.com.au/apartments/kiama-heart/)[3-Bed Kiama Unit with Courtyard Ground floor · Sleeps 6 · From $306 a night](https://ridgewaterskiama.com.au/apartments/courtyard/)[3-Bed with Alfresco Dining Ground floor · Sleeps 6 · From $204 a night](https://ridgewaterskiama.com.au/apartments/alfresco-dining/) [Book now](https://book.madecomfy.com.au/properties/656fed562e0a0-first-floor-3-bed-stunning-unit-by-the-ocean/?ref=nddmytc&utm_source=ridgewaterskiama&utm_medium=referral&utm_campaign=booking-handoff&utm_content=guide-hero) ## Start with the numbers that shape the Kiama market Photo: Maxim75, [CC BY 4.0](https://commons.wikimedia.org/wiki/File:2023-09-02_Kiama,_NSW_2.jpg) Kiama is a small coastal municipality, and most of its homes are houses. These figures come from the [ABS 2021 Census QuickStats for the Kiama local government area](https://abs.gov.au/census/find-census-data/quickstats/2021/LGA14400), the latest Census. Council | Kiama Municipal Council | Population (Census 2021) | 23,074 people, median age 48 | Separate houses | 76.1% of occupied private dwellings | Townhouses, terraces and semis | 14.3% | Flats and apartments | 8.8% | Owned outright | 47.5% of occupied private dwellings (30.4% with a mortgage, 17.8% rented) | Unoccupied private dwellings | 16.5% on Census night | Apartments are a small share of the stock, so there is less to choose from than in a city. This guide does not cover prices. For sales data, look to the NSW Valuer General and the NSW Rent and Sales Report rather than advertising. ## Choose the part of Kiama that suits how you live Photo: Maurice van Creij, [CC BY 3.0](https://commons.wikimedia.org/wiki/File:Jones_Beach_-_panoramio_(1).jpg) Each pocket of Kiama feels different. Walk the streets on a weekday and a weekend before you decide. - Town centre: walks to Terralong Street, the harbour, the Blowhole and Kiama station. Expect more visitors in summer and more noise around events. See [parking in Kiama](https://ridgewaterskiama.com.au/explore-kiama/plan-your-trip/kiama-parking/) and [Kiama shops](https://ridgewaterskiama.com.au/explore-kiama/plan-your-trip/kiama-shops/) for daily life. - South Kiama and Kiama Heights: quieter residential streets near Kendalls Beach, [Easts Beach](https://ridgewaterskiama.com.au/explore-kiama/beaches/easts-beach-kiama/) and the [Little Blowhole](https://ridgewaterskiama.com.au/explore-kiama/landmarks-and-walks/little-blowhole/), with the coast walk heading south past Kiama Heights. Most trips to town are a drive or a longer walk. - Kiama Downs: a beach suburb about 4 km north of the town centre, near Jones Beach and [Cathedral Rocks](https://ridgewaterskiama.com.au/explore-kiama/landmarks-and-walks/cathedral-rocks/). Read the [Kiama Downs guide](https://ridgewaterskiama.com.au/explore-kiama/towns/kiama-downs/). ## Look south to Gerringong or inland to Jamberoo Photo: NotTarts, [CC BY-SA 3.0](https://commons.wikimedia.org/wiki/File:Gerringong_from_South_Head.jpg) - Gerringong: a hilltop village above [Werri Beach](https://ridgewaterskiama.com.au/explore-kiama/beaches/werri-beach/), about 10 minutes' drive south of Kiama, with its own shops and [cafes](https://ridgewaterskiama.com.au/explore-kiama/eat-and-drink/kiama-cafes/). Start with our [Gerringong guide](https://ridgewaterskiama.com.au/explore-kiama/towns/gerringong/). - Jamberoo: a farming village in the green valley behind Kiama, about 14 minutes' drive from south Kiama. Check bushfire and flood maps with extra care. See the [Jamberoo guide](https://ridgewaterskiama.com.au/explore-kiama/towns/jamberoo/). Rural and semi-rural land brings different questions from a town lot: water supply, septic systems, access roads and what you are allowed to build. Kiama Council's planning team and a planning certificate are the place to start. ## Weigh up an apartment against a house An apartment in Kiama usually means less upkeep and a lock-and-leave home for weekends. In return you share decisions and costs with the other owners through the strata scheme, and the by-laws set rules on pets, renovations, parking and holiday letting. A house gives you land, more control over changes and no strata levies, but you carry all the maintenance yourself. Near the sea that includes salt-air wear on metal and paint. If you are searching for Kiama apartments for sale, ask early for the strata documents, the by-laws and, for new buildings, the disclosure statement. ## Read the strata records before you sign The [NSW Government guide to buying a strata property](https://www.nsw.gov.au/housing-and-construction/strata/buying-a-strata-property) sets out the checks. In short: - By-laws: a copy should be attached to the contract of sale. Make sure they suit your lifestyle, including pets, changes to your lot and parking. - Strata search report: covers the scheme's finances, insurance, building defects, legal matters and meeting notes. You can use a professional strata searcher or inspect the records yourself with the seller's permission. - Section 184 certificate: from the owners corporation, showing levies, any amounts owing on the lot and how the 10-year capital works plan will be funded. - Levies and the capital works fund: the guide warns that low levies could mean a steep rise in future fees, so compare the levies with the age of the building and the planned works. The free [NSW strata search tool](https://www.nsw.gov.au/housing-and-construction/strata/strata-search) shows a scheme's strata plan number, registration date, lots and when it last completed annual reporting. ## Check the extra protections for off-the-plan apartments New apartments sold before they are finished come with their own rules. The [NSW Government guide to buying off the plan](https://www.nsw.gov.au/housing-and-construction/buying-and-selling-property/buying-property-nsw/buying-property-off-plan) says: - Disclosure statement: the seller must attach one to the contract, with sunset dates and draft documents such as the plan, the schedule of finishes and draft by-laws. - Cooling-off: 10 business days for off-the-plan, compared with the usual 5 for an established home. Pulling out in that time costs 0.25% of the price. - Changes: the seller must tell you about changes that adversely affect the use or enjoyment of the lot, and you have 14 days from being told to act. - Deposit: held in a trust or controlled money account and not released to the seller before settlement. - Sunset clauses: a developer needs your consent, or a Supreme Court order, to end the contract under a sunset clause. - Registered plan: you must receive a copy at least 21 days before settlement. A conveyancer or solicitor should explain how each of these applies to your contract. ## Budget for stamp duty and check first home buyer help Photo: Maxim75, [CC BY 4.0](https://commons.wikimedia.org/wiki/File:2023-09-02_Kiama,_NSW_1.jpg) When you buy property in NSW you generally must pay [transfer duty](https://ridgewaterskiama.com.au/tools/stamp-duty-calculator-nsw/), also called stamp duty, according to [Revenue NSW](https://www.revenue.nsw.gov.au/taxes-duties-levies-royalties/transfer-duty). Foreign buyers may also pay surcharge purchaser duty. Use the Revenue NSW calculator for your price rather than a rule of thumb. The [First Home Buyers Assistance Scheme](https://www.revenue.nsw.gov.au/grants-schemes/first-home-buyer/assistance-scheme) can remove or reduce duty for eligible first home buyers. For contracts exchanged on or after 1 July 2023, Revenue NSW lists: Property | Full exemption | Concession | New or existing home | Up to $800,000 | Over $800,000 and under $1 million | Vacant land to build a home | Up to $350,000 | Over $350,000 and under $450,000 | Eligibility rules apply, including never having owned residential property in Australia and moving in within 12 months of settlement. Thresholds change, so check the current Revenue NSW page before you rely on them. ## Check zoning, bushfire and flood maps for the exact lot Photo: Ymblanter, [CC BY-SA 4.0](https://commons.wikimedia.org/wiki/File:Budderoo_NP_View_from_Jamberoo_Lookout_2.jpg) Hazards vary from street to street in Kiama, so check the exact lot, not just the suburb. - NSW Planning Portal Spatial Viewer: search the [Spatial Viewer](https://www.planningportal.nsw.gov.au/spatialviewer/) by address to see zoning and planning layers, and download a property report. - Planning certificate: a [section 10.7 planning certificate](https://www.service.nsw.gov.au/transaction/apply-online-for-a-planning-certificate) from Kiama Council sets out the zoning and controls that apply, plus constraints such as flooding, bushfire prone land and contamination. Council's [application form](https://www.kiama.nsw.gov.au/files/sharedassets/public/10.7-planning-certificate-application.pdf) lists the certificate types and fees. - Council: ask Kiama Council about any coastal, flood or development matters affecting the street, and whether neighbouring land has approvals in progress. If a lot is mapped as bushfire prone, extra building standards can apply to new work, which affects renovation costs. Ask a builder or certifier before you commit. ## Understand the holiday letting rules in NSW [NSW Planning](https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation) sets the statewide rules for short-term rental accommodation: - Every short-term rental must be registered on the NSW STRA Register, and the dwelling must meet fire safety standards, including an evacuation plan and interconnected smoke alarms. - Hosts must follow the mandatory [Code of Conduct](https://ridgewaterskiama.com.au/house-rules/short-term-rental-code-of-conduct/) for the short-term rental industry. - Stays are hosted (you live on the premises) or non-hosted (you do not). - Strata schemes can pass by-laws that prohibit short-term letting where the lot is not the host's principal place of residence. Day limits: NSW Planning lists a 180-day yearly cap on non-hosted stays in Greater Sydney, the Ballina area and parts of the Clarence Valley and Muswellbrook areas, and a 60-day cap across most of Byron Shire. The NSW Planning page (last updated 10 February 2025) does not list Kiama. Rules can change, so check NSW Planning and Kiama Council before you buy with letting in mind. ## Plan the commute before you commit Photo: Maksym Kozlenko, [CC BY-SA 3.0](https://commons.wikimedia.org/wiki/File:Kiama_train_station_-_panoramio.jpg) Kiama station is on the South Coast Line, with trains north through Wollongong to Sydney. Check real timetables for the days and hours you would travel on [Transport NSW](https://transportnsw.info/). By car, Kiama is about 1 hour 45 minutes from the Sydney CBD (see [Sydney to Kiama](https://ridgewaterskiama.com.au/explore-kiama/plan-your-trip/sydney-to-kiama/)). If you work from home, test the mobile and internet coverage at the address. ## Insure for life near the coast Photo: Ymblanter, [CC BY-SA 4.0](https://commons.wikimedia.org/wiki/File:Kiama_Storm_Bay_seen_from_the_northwest_3.jpg) For a strata apartment, the scheme must hold certain insurances, paid through the levies, and the [NSW Government](https://www.nsw.gov.au/housing-and-construction/strata/living/levies-finances-insurance) says owners insure their own personal property, such as contents. Ask to see the scheme's current policy in the strata records. For a house, get insurance quotes before you exchange, not after. Ask each insurer how they treat storm, flood and bushfire for that address, and read the product disclosure statement. A quote can flag risks the listing does not mention. ## Book your own inspections and advice Get your own building and pest inspection. The NSW strata guide notes that existing pre-purchase reports may be available, but your own report gives you the detail you need. Near the coast, ask the inspector to look closely for damp and rust. Have a solicitor or licensed conveyancer review the contract before you sign, including the planning certificate, title, by-laws and any special conditions. Ask them about the cooling-off period and whether you are buying at auction, where different rules apply. ## See Kiama Ridge Waters in 3D and in person If an apartment suits the way you live, you can see one for yourself at Kiama Ridge Waters, a development of three-bedroom apartments in four low-rise buildings at 2 [Surfleet Place](https://ridgewaterskiama.com.au/explore-kiama/live-and-own/kiama-ridge-waters-location/) in south Kiama. Each has two bathrooms, a full kitchen, a laundry and garage parking for two cars. From the door it is a 15-minute walk to Easts Beach and about 27 minutes on foot (2.2 km) to the town centre and station. Some apartments are for sale through St Trinity Property Group. To look further: - Register your interest on [Own in Kiama](https://ridgewaterskiama.com.au/own-in-kiama/). - Walk through each layout on the [3D floor plans](https://ridgewaterskiama.com.au/3d-floor-plans/). - Arrange a time to see the finishes at the display apartment at 2 Surfleet Place. - Book a [weekend in Kiama](https://ridgewaterskiama.com.au/stay/weekends/) in one of our [three-bedroom apartments](https://ridgewaterskiama.com.au/apartments/) and get to know the street for a few days before you decide, or ask about [long-term rentals](https://ridgewaterskiama.com.au/stay/long-term-rentals/). This guide is general information only, not financial, legal, tax or investment advice. Get independent legal and financial advice before you buy any property. ### Staying at Kiama Ridge Waters Kiama Ridge Waters is in south Kiama, a 15-minute walk from Easts Beach and about 27 minutes on foot to the town centre and station. Kiama Ridge Waters offers three-bedroom apartments at 2 Surfleet Place, Kiama, each sleeping six with parking for two cars. [View apartments](https://ridgewaterskiama.com.au/apartments/) [Check availability](https://ridgewaterskiama.com.au/book/) ## Quick answers **What should I check before buying property in Kiama?** Check the area at different times, the zoning and hazards on a section 10.7 planning certificate, the strata records for an apartment, stamp duty with Revenue NSW, insurance quotes for the address and your own building and pest inspection. Then have a solicitor or conveyancer review the contract. **Are there many apartments for sale in Kiama?** Apartments are a small part of Kiama's housing. In the 2021 Census, flats and apartments made up 8.8% of occupied private dwellings in the Kiama area, and separate houses 76.1%. Fewer apartments means less choice, so register with agents and developers early and read each listing's strata documents. **What should I check when buying an apartment in Kiama?** Read the by-laws, get a strata search report and a section 184 certificate, and compare the levies with the 10-year capital works plan. The NSW Government warns that low levies could mean steep rises later. Also check any by-law limiting pets or short-term letting before you sign. **Is there a day limit on holiday letting in Kiama?** NSW Planning lists 180-day caps on non-hosted stays only for Greater Sydney, Ballina and parts of the Clarence Valley and Muswellbrook, plus a 60-day cap in most of Byron Shire. Kiama was not listed. Every rental must still be registered. Check the current rules first. **Do first home buyers pay stamp duty in Kiama?** Eligible first home buyers may pay none or less. For contracts from 1 July 2023, Revenue NSW lists a full exemption on homes up to $800,000 and a concession under $1 million, with lower thresholds for vacant land. Eligibility rules apply, so check Revenue NSW before you buy. **How do I check bushfire or flood risk for a Kiama property?** Search the address on the NSW Planning Portal Spatial Viewer, then order a section 10.7 planning certificate from Kiama Council, which notes constraints such as flooding and bushfire prone land. Ask insurers for quotes on that address too. Their answers often flag risks the listing leaves out. **How can I see the apartments at Kiama Ridge Waters?** Register your interest on the Own in Kiama page, walk through the layouts on the 3D floor plans, and arrange a visit to the display apartment at 2 Surfleet Place. You can also book a stay in one of our three-bedroom apartments to try the location first. Written by [](https://ridgewaterskiama.com.au/authors/joseph-joshua-ngushual/) ### Joseph Joshua Ngushual Kiama Travel Specialist Joseph Joshua Ngushual writes the Kiama Ridge Waters guides to Kiama and the NSW South Coast. He researches every guide against official sources such as Destination Kiama, Kiama Council and NSW National Parks, checks local businesses directly, and measures walking and driving times from the apartments, so you can plan beach days, walks, meals and day trips with accurate, current detail. - Kiama travel - NSW South Coast - Beaches and walks - Food and drink - Family trips - Trip planning [View all articles](https://ridgewaterskiama.com.au/authors/joseph-joshua-ngushual/)[](https://www.facebook.com/joshua.joseph.5648)[](https://www.linkedin.com/in/josephjoshuangushual/) ## Sources and useful links - [ABS: 2021 Census QuickStats, Kiama local government area](https://abs.gov.au/census/find-census-data/quickstats/2021/LGA14400) - [Revenue NSW: Transfer duty](https://www.revenue.nsw.gov.au/taxes-duties-levies-royalties/transfer-duty) - [Revenue NSW: First Home Buyers Assistance Scheme](https://www.revenue.nsw.gov.au/grants-schemes/first-home-buyer/assistance-scheme) - [NSW Government: Buying a strata property](https://www.nsw.gov.au/housing-and-construction/strata/buying-a-strata-property) - [NSW Government: Strata search](https://www.nsw.gov.au/housing-and-construction/strata/strata-search) - [NSW Government: Strata levies, finances and insurance](https://www.nsw.gov.au/housing-and-construction/strata/living/levies-finances-insurance) - [NSW Government: Buying property off the plan](https://www.nsw.gov.au/housing-and-construction/buying-and-selling-property/buying-property-nsw/buying-property-off-plan) - [NSW Planning: Short-term rental accommodation](https://www.planning.nsw.gov.au/policy-and-legislation/housing/short-term-rental-accommodation) - [NSW Planning Portal: Spatial Viewer](https://www.planningportal.nsw.gov.au/spatialviewer/) - [Service NSW: Apply for a planning certificate](https://www.service.nsw.gov.au/transaction/apply-online-for-a-planning-certificate) - [Kiama Council: 10.7 planning certificate application](https://www.kiama.nsw.gov.au/files/sharedassets/public/10.7-planning-certificate-application.pdf) - [Transport NSW trip planner](https://transportnsw.info/) ## Keep exploring Kiama [Towns and day trips ### Kiama Downs guide to Jones Beach and Cathedral Rocks Kiama Downs guide: surf and swim at patrolled Jones Beach, see Cathedral Rocks at low tide, watch whales at Minnamurra and eat on Johnson Street, near Kiama. 8 min read](https://ridgewaterskiama.com.au/explore-kiama/towns/kiama-downs/)[Towns and day trips ### Gerringong guide to Werri Beach, ocean pools and the coast walk Gerringong is a hilltop village 10 minutes south of Kiama. Werri Beach, two ocean pools, the whale platform, Tasman Drive, markets, food and the coast walk. 8 min read](https://ridgewaterskiama.com.au/explore-kiama/towns/gerringong/)[Towns and day trips ### Jamberoo village guide to the pub, rainforest and markets Jamberoo village guide: the 1857 pub, Minnamurra Rainforest, the last-Sunday markets, Jamberoo Action Park and escarpment lookouts, 14 minutes from Kiama. 8 min read](https://ridgewaterskiama.com.au/explore-kiama/towns/jamberoo/) [All live and own in kiama guides](https://ridgewaterskiama.com.au/explore-kiama/live-and-own/)