What suburb is postcode 2221?

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.

Kyle Bay 2221 suburb insights

Postcode 2221 covers Kyle Bay, a residential suburb within the Georges River local government area of New South Wales. Stickybeak analyses Kyle Bay across four dimensions that matter to buyers: affordability (median sale prices, rental yield, and first home buyer eligibility), lifestyle quality (school catchments, childcare, walkability, and CBD commute times), risk factors (flood zone mapping, bushfire prone land, air quality, and traffic volume), and suburb momentum (development pipeline, price trajectory over time, and ABS demographic data). The section navigation at the top of the page lets you jump directly to any part of the analysis. All figures are sourced from NSW government and federal datasets and refreshed as new data is published.

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

All data has limits. See our data caveats.

Can I afford Kyle Bay?

Serviceability check

What would a typical mortgage look like in Kyle Bay? Based on the suburb median of $2,665,000 (houses) and the local median household income.

Monthly repayment

$13,155/mo

6.3% variable · Apr 2026

Repayment-to-income

98.9%

Stretch

Loan assumptions

$2,132,000 loan

20% deposit ($533,000)

30-year P&I

At today's rate, repayments here would eat 99% of the typical local household's gross income. That is out of reach for most buyers.

Repayment burden vs Sydney median income

Kyle Bay98.9%

Sydney median income146.7%

30% stress line

Assumes a 20% deposit and a 30-year P&I owner-occupier loan at the current Sydney variable rate. Your actual rate, deposit, and income will differ.

Sources: RBA Table F6 (rate), ABS Census 2021 G02 (income), suburb median sale.

Nearby suburbs with lower medians

Still looking? These suburbs are closer to reach.

Hurstville 2220$750,00028% RTI Sylvania 2224$1,162,00043% RTI Sans Souci 2219$875,00032% RTI

Based on median prices and a 20% deposit at 6.27% variable.

Can I afford Kyle Bay?

Rental market in Kyle Bay

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.

Source: ABS Census 2021, Postal Areas (CC BY 4.0).

Any dealbreakers?

Air quality in Kyle Bay

FairAQI · NSW DCCEEW

05:24 AEST

Earlwood station · 8.3 km from centroid

12-month median: AQI 30 · Good

Air quality is acceptable but sensitive groups may notice effects.

Pollutants

nearest station

PM2.5i

7.5µg/m³

24-hr avg

PM10i

19.8µg/m³

24-hr avg

NO₂i

0.9pphm

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.

View dealbreakers as a standalone report →

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.

How might Kyle Bay change?

Investor activity in Kyle Bay

2221 · ATO Taxation Statistics · ~18-month lag

Source: ATO Taxation Statistics (CC BY 2.5 AU).

What to do next

Three steps to move from research to action.

Get pre-approved

Know your budget before you inspect. A pre-approval letter strengthens your offer.

Read our guides

Set a listings alert

See new listings in Kyle Bay under the median ($2,665,000).

Search on Domain

Join the contract-review waitlist

Have your Section 66W reviewed before you sign.

Join the waitlist

Track Kyle Bay.

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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.

Beverly Hills 2209 Hurstville 2220 Kingsgrove 2208 Kogarah 2217

Frequently asked questions

What suburb is postcode 2221?: 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.

Explore Kyle Bay in depth

Dig deeper into specific topics for Kyle Bay 2221: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Georges River suburb index to compare nearby options.