Considering Kyle Bay? This page brings together 17 data cards on what it’s like to live there, what the catchments and amenities are, and where the suburb is heading. The analysis covers safety, family fit, financial picture, and lifestyle.
Is Kyle Bay a good suburb to buy in 2026?
Kyle Bay (2221) 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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39 min
46 min
51 min
57 min
20 min
Approximate off-peak driving times: straight-line distance × a Sydney detour factor at 35 km/h. Real road times will vary. Saved on this device.
The verdict
Who it is for
Kyle Bay suits established, high-income households who want a quiet, owner-occupied enclave on the Georges River. The $2,665,000 median puts it well beyond first home buyer reach, and the 91% owner-occupier rate and median age of 45 confirm this is a suburb of long-term residents rather than transient renters. The SEIFA decile of 10 and median household income of $3,069 per week reflect a genuinely affluent, settled community. School ICSEA of 1076 is solid for families.
Who would not love it
If you rely on walking for daily errands, a walkability score of 43 is a real limitation, not a minor inconvenience. There are no gyms within 1.6 kilometres, and only four cafes. First home buyers are locked out entirely, with FHBAS not applicable at this price point. The 70-day median time on market and only 10 sales in the window mean comparable evidence is thin, which makes pricing a property here genuinely difficult.
What to verify before you bid
- Confirm your specific lot's bushfire-prone status independently. Four percent of the postcode sits on bushfire-prone land, and standard marketing will not flag this clearly. - With only 10 sales in the data window, interrogate your valuer about the reliability of the $2,665,000 median before using it to anchor your offer. - Check flood overlays with Georges River Council directly. Waterfront and near-waterfront lots in this postcode carry Georges River flood risk that the data block does not quantify.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Kyle Bay?
BOCSAR · KYLE BAY 2221
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K2,50212 mo to Dec 2025
VS GREATER SYDNEY−69%Below Sydney average
5-YR TREND (LGA)Georges River
Within LGA: Georges River
TOP OFFENCE CATEGORIES
THEFT67%14 reports
ASSAULT19%4 reports
INTIMIDATION, STALKING AND HARASSMENT14%3 reports
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Kyle Bay
22
GoodAQI · NSW DCCEEW
14:20 AEST
Earlwood station · 8.3 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.5µg/m³
24-hr avg
PM10i
9.2µg/m³
24-hr avg
NO₂i
0.6pphm
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 are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
Small sample
$720per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Hurstville2220
$750▲$30
2.2 km away
Sylvania2224
$695▼$25
2.8 km away
Sans Souci2219
$650▼$70
3.0 km away
Mortdale2223
$620▼$100
3.2 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 · 2221
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2221. Expected back by Q3 2026.
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Compare Kyle Bay 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.
Kyle Bay is the primary suburb with postcode 2221 in New South Wales. In some cases multiple suburbs share the same postcode — Kyle Bay is the main locality.
Which local government area is Kyle Bay in?
Kyle Bay (2221) is located in the Georges River local government area in New South Wales.
What data does Stickybeak show for Kyle Bay?
Stickybeak shows 16 data cards for Kyle Bay (2221) 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 Kyle Bay flood prone?
Flood risk varies street by street in Kyle Bay. 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 Kyle Bay?
The Schools card on this page lists primary and secondary schools within the catchment area for Kyle Bay (2221), including their NAPLAN performance data and distance from the suburb centre.
Is Kyle Bay (2221) 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 Kyle Bay (2221). Eligibility depends on the purchase price and your individual circumstances.
How is Kyle Bay changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Kyle Bay (2221) using data from NSW Planning, the ATO, and the ABS.
