Thinking about buying your first home in Kingsgrove (2208)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Kingsgrove is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Kingsgrove a good suburb to buy in 2026?
Kingsgrove (2208) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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31 min
36 min
40 min
44 min
17 min
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The verdict
Who it is for
Kingsgrove suits established families and upsizers who can comfortably clear the $1,885,000 house median. The suburb is 71% owner-occupied, skews toward a median age of 42, and offers 82% separate houses, so it has genuine residential depth. Three public schools sit within the postcode, averaging an ICSEA of 999, which is solid without being exceptional. With 32 childcare services nearby and most meeting or exceeding the National Quality Standard, families with young children are well served.
Who would not love it
First home buyers are locked out entirely. The house median sits well above the First Home Buyer Assistance Scheme threshold, and the unit market, while more accessible at $702,500, has fallen 5.7% over the past year on only 29 sales, a thin and softening segment. A walkability score of 57 puts the suburb in the middle of the Sydney pack, not a walkable neighbourhood by any stretch. If you want a vibrant, pedestrian-friendly street life, Kingsgrove will disappoint.
What to verify before you bid
- The house median jumped 16.0% in one year across 97 sales. Confirm comparable sales from the past 90 days specifically, as rapid short-term movement can mask price volatility in either direction. - Unit values dropped 5.7% on a sample of just 29 transactions. If you are considering a unit, treat that median with caution and request a full sales history for the specific building. - Check the Georges River Council flood mapping for your specific lot. The data block flags no flood risk category, so obtain the Section 10.7 planning certificate before exchange.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Kingsgrove?
BOCSAR · KINGSGROVE 2208
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K4,63512 mo to Dec 2025
VS GREATER SYDNEY−42%Below Sydney average
5-YR TREND (LGA)Georges River
Within LGA: Georges River
TOP OFFENCE CATEGORIES
THEFT63%240 reports
TRANSPORT REGULATORY OFFENCES19%74 reports
ASSAULT18%67 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED48%
NON-DOMESTIC52%
Across 65 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Kingsgrove
21
GoodAQI · NSW DCCEEW
13:17 AEST
Earlwood station · 4.3 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.3µg/m³
24-hr avg
PM10i
10.5µg/m³
24-hr avg
NO₂i
2.1pphm
1hr reading
AQI · last 12 months · daily mean
Earlwood station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Bond count suppressed by DCJ (30 or fewer lodgements this quarter).
Rents here sit around the Sydney middle. A balance of rental stock and owner-occupier demand.
Median weekly rent · Unit · 2 bed
Small sample
$600per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Bardwell Park2207
$620▲$20
2.1 km away
Beverly Hills2209
$600
2.3 km away
Campsie2194
$590▼$10
2.8 km away
Earlwood2206
$690▲$90
3.0 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2208
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2208. Expected back by Q3 2026.
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Compare Kingsgrove with another suburb
Also in Georges River
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Georges River postcodes, or explore the full Georges River suburb index.
Kingsgrove is the primary suburb with postcode 2208 in New South Wales. In some cases multiple suburbs share the same postcode — Kingsgrove is the main locality.
Which local government area is Kingsgrove in?
Kingsgrove (2208) is located in the Georges River local government area in New South Wales.
What data does Stickybeak show for Kingsgrove?
Stickybeak shows 16 data cards for Kingsgrove (2208) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Kingsgrove flood prone?
Flood risk varies street by street in Kingsgrove. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Kingsgrove?
The Schools card on this page lists primary and secondary schools within the catchment area for Kingsgrove (2208), including their NAPLAN performance data and distance from the suburb centre.
Is Kingsgrove (2208) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Kingsgrove (2208). Eligibility depends on the purchase price and your individual circumstances.
How is Kingsgrove changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Kingsgrove (2208) using data from NSW Planning, the ATO, and the ABS.
