Is Beverly Hills or Kyle Bay more expensive?

Kyle Bay has the higher median house price ($2.67M) compared with $1.75M in Beverly Hills.

Which is better for renters — Beverly Hills or Kyle Bay?

Median weekly rent is $723/wk in Beverly Hills and $855/wk in Kyle Bay, making Beverly Hills the more affordable rental market.

Is Beverly Hills or Kyle Bay at higher flood risk?

Flood mapping coverage varies by postcode — see the flood risk pages for both suburbs for authoritative NSW data.

How many schools are in Beverly Hills vs Kyle Bay?

Beverly Hills has 4 schools in the postcode, and Kyle Bay has 4. Note that school catchments can extend across postcode boundaries.

Suburb comparison

Beverly Hills vs Kyle Bay: which Sydney suburb suits you?

The key differences: Kyle Bay commands a $915K premium on median property price over Beverly Hills; Beverly Hills is $132/wk cheaper per week to rent. The table below covers all available metrics.

Last refreshed May 2026 (most cards). Per-card sources show exact dates.

Georges River

Beverly Hills

2209

Georges River

Kyle Bay

2221

Side-by-side comparison

Comparison of Beverly Hills (2209) and Kyle Bay (2221) across 13 metrics in four sections.
Metric	Beverly Hills	Kyle Bay
SAFETYSafety Beverly Hills leads on 2 of 2
Sub-grade	B▲(0)	B-(0)
Flood zone coverage	—	—
Bushfire zone coverage	0.0%▲	4.0%
FAMILYFamily Kyle Bay leads on 2 of 2
Sub-grade	C+(0)	B-▲(0)
SEIFA advantage decile	8/10	10/10▲
Schools in postcode	4	4
FINANCEFinance Beverly Hills leads on 2 of 2
Sub-grade	B-▲(0)	C(0)
Median house price	$1.75M	$2.67M
Median unit price	$738K	—
Median weekly rent	$723/wk	$855/wk
Annual price growth	+9.4%▲	+6.2%
LIFESTYLELifestyle Beverly Hills leads on 2 of 2
Sub-grade	B-▲(0)	C+(0)
Walkability percentile	64▲	43

Median prices show levels, not better-or-worse for a buyer. See the suburb pages for context.

Which suits you?

Choose Beverly Hills if...

Beverly Hills leads on Safety, Finance, Lifestyle
You want a lower entry price for a house
You are renting first and want lower weekly outgoings

Choose Kyle Bay if...

Kyle Bay leads on Family
Socio-economic advantage score matters to you

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Common questions

Is Beverly Hills or Kyle Bay more expensive?: Kyle Bay has the higher median house price ($2.67M) compared with $1.75M in Beverly Hills.
Which is better for renters — Beverly Hills or Kyle Bay?: Median weekly rent is $723/wk in Beverly Hills and $855/wk in Kyle Bay, making Beverly Hills the more affordable rental market.
Is Beverly Hills or Kyle Bay at higher flood risk?: Flood mapping coverage varies by postcode — see the flood risk pages for both suburbs for authoritative NSW data.
How many schools are in Beverly Hills vs Kyle Bay?: Beverly Hills has 4 schools in the postcode, and Kyle Bay has 4. Note that school catchments can extend across postcode boundaries.

Full suburb profiles

Beverly Hills 2209 →Kyle Bay 2221 →