Bellevue Hill vs Bondi Beach

Bondi Beach is the younger of the two, with a median age of 33 against 39 in Bellevue Hill. In both, most homes are flats or apartments. In Bellevue Hill, most households own their home. In Bondi Beach, most households rent and about half of households are people living alone. Bellevue Hill is closer to the city centre: 6.5 km, against 8.9 km. On these figures, Bondi Beach tends to suit renters, young adults, and people living alone.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Bellevue Hill

ahead on 5 of the 6 things we measure here

  • has more separate houses rather than flats (34% vs 4%)
  • has more schools inside the suburb (6 vs 1)
  • carries lower crime risk (30/100 vs 78/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Bondi Beach

ahead on the one thing that separates them

  • has cheaper houses ($4,400,000 vs $10,980,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Bondi Beach

ahead on the one thing that separates them

  • has a bigger rental market to choose from (68% vs 34%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Bellevue Hill

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (6.5 km vs 8.9 km)
  • has a shorter drive in (15 min vs 20 min)
  • But Bondi Beach is more walkable (92/100 vs 76/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Bellevue Hill carries lower crime risk (30/100 vs 78/100)
  • Bondi Beach has more units and townhouses to downsize into (96% vs 66%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Bondi Beach

ahead on the one thing that separates them

  • returns a higher gross yield on units (6.0% vs 4.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

Bellevue Hill and Bondi Beach drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Bellevue Hill Bondi Beach
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Bellevue Hill Bondi Beach
Walkability 76 / 92
Bellevue Hill — Walkability: 76/100 Bondi Beach — Walkability: 92/100
Safety 70 / 22
Bellevue Hill — Safety: 70/100 Bondi Beach — Safety: 22/100
Low fire risk 100 / 100
Bellevue Hill — Low fire risk: 100/100 Bondi Beach — Low fire risk: 100/100

Demographics

Bellevue Hill has higher household incomes ($172,380 vs $145,340); Bellevue Hill skews older (39 vs 33).

Bellevue Hill Bondi Beach
Population 10,590 11,513
+9% vs other
Population trend (2016 → 2021) -1.2%
same for both
Median age 39 33
Median household income $172,380/yr
+16% vs other
 $145,340/yr
Median weekly rent $650/wk $675/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Bellevue Hill Bondi Beach
0-4 4.8% / 4.7%
Bellevue Hill — 0-4: 4.8% Bondi Beach — 0-4: 4.7%
5-14 12.4% / 6.2%
Bellevue Hill — 5-14: 12.4% Bondi Beach — 5-14: 6.2%
15-19 6.5% / 2.3%
Bellevue Hill — 15-19: 6.5% Bondi Beach — 15-19: 2.3%
20-24 5.3% / 4.7%
Bellevue Hill — 20-24: 5.3% Bondi Beach — 20-24: 4.7%
25-34 15.0% / 36.0%
Bellevue Hill — 25-34: 15.0% Bondi Beach — 25-34: 36.0%
35-44 13.7% / 19.2%
Bellevue Hill — 35-44: 13.7% Bondi Beach — 35-44: 19.2%
45-54 13.3% / 11.1%
Bellevue Hill — 45-54: 13.3% Bondi Beach — 45-54: 11.1%
55-64 11.9% / 7.0%
Bellevue Hill — 55-64: 11.9% Bondi Beach — 55-64: 7.0%
65-74 10.2% / 4.6%
Bellevue Hill — 65-74: 10.2% Bondi Beach — 65-74: 4.6%
75-84 5.2% / 2.8%
Bellevue Hill — 75-84: 5.2% Bondi Beach — 75-84: 2.8%
85+ 1.7% / 1.3%
Bellevue Hill — 85+: 1.7% Bondi Beach — 85+: 1.3%

Bars are drawn against the largest share shown (36.0%).

Who lives together

Household composition, 2021 Census.

Bellevue Hill 36.1% lone person
Bellevue Hill — Lone Person: 36.1% Bellevue Hill — Couple Families: 42.9% Bellevue Hill — Group Household: 9.0% Bellevue Hill — One Parent Families: 10.7% Bellevue Hill — Other Families: 1.3%
Bondi Beach 50.0% lone person
Bondi Beach — Lone Person: 50.0% Bondi Beach — Couple Families: 21.5% Bondi Beach — Group Household: 19.4% Bondi Beach — One Parent Families: 7.8% Bondi Beach — Other Families: 1.4%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bellevue Hill 34.2% renting
Bellevue Hill — Owned Outright: 36.4% Bellevue Hill — Mortgage: 29.4% Bellevue Hill — Renting: 34.2%
Bondi Beach 67.5% renting
Bondi Beach — Owned Outright: 16.1% Bondi Beach — Mortgage: 16.5% Bondi Beach — Renting: 67.5%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Bellevue Hill Bondi Beach
Bachelor Degree 30.2% / 34.0%
Bellevue Hill — Bachelor Degree: 30.2% Bondi Beach — Bachelor Degree: 34.0%
Postgraduate Degree 12.6% / 13.0%
Bellevue Hill — Postgraduate Degree: 12.6% Bondi Beach — Postgraduate Degree: 13.0%
Advanced Diploma / Diploma 7.3% / 7.7%
Bellevue Hill — Advanced Diploma / Diploma: 7.3% Bondi Beach — Advanced Diploma / Diploma: 7.7%
Certificate III & IV 3.8% / 5.6%
Bellevue Hill — Certificate III & IV: 3.8% Bondi Beach — Certificate III & IV: 5.6%
Graduate Diploma / Certificate 2.5% / 2.3%
Bellevue Hill — Graduate Diploma / Certificate: 2.5% Bondi Beach — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (34.0%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Bellevue Hill Bondi Beach
England 6.0% / 10.6%
Bellevue Hill — England: 6.0% Bondi Beach — England: 10.6%
South Africa 5.5% / 2.4%
Bellevue Hill — South Africa: 5.5% Bondi Beach — South Africa: 2.4%
New Zealand 2.0% / 2.9%
Bellevue Hill — New Zealand: 2.0% Bondi Beach — New Zealand: 2.9%
France 0.7% / 2.2%
Bellevue Hill — France: 0.7% Bondi Beach — France: 2.2%
Brazil 0.9% / 2.0%
Bellevue Hill — Brazil: 0.9% Bondi Beach — Brazil: 2.0%
China 2.4% / —
Bellevue Hill — China: 2.4% Bondi Beach — China: not among its largest

Bars are drawn against the largest share shown (10.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bellevue Hill 62.0% flats / apartments
Bellevue Hill — Flats / Apartments: 62.0% Bellevue Hill — Houses: 33.8% Bellevue Hill — Townhouses: 4.2%
Bondi Beach 86.1% flats / apartments
Bondi Beach — Flats / Apartments: 86.1% Bondi Beach — Houses: 4.1% Bondi Beach — Townhouses: 9.8%
Flats / Apartments Houses Townhouses

Property market

Bellevue Hill Bondi Beach
Median house price $10,980,000 $4,400,000
Median unit price $1,487,500 $1,550,000
Median land price —
same for both
Typical days to sell (houses) 27 days
from 51 sales
 24 days
from 26 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Bellevue Hill Bondi Beach
3 bed $6.59M / $4.2M
Bellevue Hill — 3 bed: $6.59M (10 sales) Bondi Beach — 3 bed: $4.2M (17 sales)

10 vs 17 sales

4 bed $10.2M / $4.7M
Bellevue Hill — 4 bed: $10.2M (21 sales) Bondi Beach — 4 bed: $4.7M (10 sales)

21 vs 10 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Bellevue Hill Bondi Beach
1 bed $843K / $1.1M
Bellevue Hill — 1 bed: $843K (18 sales) Bondi Beach — 1 bed: $1.1M (79 sales)

18 vs 79 sales

2 bed $1.35M / $1.74M
Bellevue Hill — 2 bed: $1.35M (118 sales) Bondi Beach — 2 bed: $1.74M (149 sales)

118 vs 149 sales

3 bed $2.8M / $3.1M
Bellevue Hill — 3 bed: $2.8M (39 sales) Bondi Beach — 3 bed: $3.1M (21 sales)

39 vs 21 sales

Zoning mix

Bondi Beach has more commercially zoned land (17% vs 1%).

Bellevue Hill Bondi Beach
Residential 88% 63%
Commercial 1% 17%
Parks and recreation 5% 17%
Infrastructure and transport 6% 1%
Environmental 0% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Bellevue Hill Bondi Beach
New dwellings approved 222
across Woollahra
 180
across Waverley
Approvals change year on year -21% +42%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Bellevue Hill Bondi Beach
Houses 2.4%
$3,000/wk on $6.6M
 2.1%
$1,995/wk on $5M
Units 4.6%
$1,100/wk on $1.25M
 6.0%
$1,100/wk on $950K

Ranking within NSW

Bellevue Hill Bondi Beach
House price Higher than 100% of NSW Higher than 98% of NSW
Income Higher than 98% of NSW Higher than 94% of NSW
Schools Higher than 4% of NSW —
Walkability Higher than 90% of NSW Higher than 97% of NSW
Affordability Higher than 1% of NSW Higher than 5% of NSW
EV adoption Higher than 100% of NSW Higher than 97% of NSW
NBN connectivity Higher than 85% of NSW
same for both
Rental yield (houses) Higher than 5% of NSW Higher than 2% of NSW
Rental yield (units) Higher than 48% of NSW Higher than 94% of NSW

Liveability

Bondi Beach is more walkable (92 vs 76); Bondi Beach scores higher overall (83 vs 72).

Bellevue Hill Bondi Beach
Grade A
same for both
Score 72/100 83/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bondi Beach carries more crime risk (78 vs 30).

Bellevue Hill Bondi Beach
Bushfire None
0/100
same for both
Crime Low
30/100
 High
78/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 Low
39/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Bellevue Hill Bondi Beach
Inside the suburb 6 1
Rated above peers 0
same for both
Rated at peers 2 1
Rated below peers 0
same for both
Universities within 10 km 3
1-37 Foveaux Street, Surry Hills NSW 2010, 4.1 km
 3
The University of New South Wales, 5.5 km
Full-time students aged 15–24 3.6% 1.5%

Schools in Bellevue Hill

  • Bellevue Hill Public School Government · Primary at peers
  • The Scots College Independent · Combined at peers
  • Cranbrook School Independent · Secondary
  • The Scots College ELC campus Independent · Primary
  • The Scots College Preparatory School Independent · Primary
  • The Scots College, Ginahgulla Centre campus Independent · Combined

Schools in Bondi Beach

  • Bondi Beach Public School Government · Primary at peers

Amenities in the suburb

Bellevue Hill Bondi Beach
Supermarkets 0 4
Cafes & restaurants 10 109
Parks & reserves 9 5
Childcare 4 5
GPs 2 3
Pharmacies 1 5
Police stations 0 1
Banks & Bank@Post 1
same for both
Beaches 0 1
Waterways 2 0

Mobility

Bondi Beach sits further from the CBD (8.9 km vs 6.5 km).

Bellevue Hill Bondi Beach
Walkability score 76/100 92/100
Distance to Sydney 6.5 km 8.9 km
+37% vs other
Drive time (normal traffic) 15 min 20 min
Public transport score 79/100
Bus
 94/100
Bus
Peak arrivals per hour 252.5
7-9am + 5-7pm
 272.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 5.1%
postcode 2023
 3.1%
postcode 2026
Rooftop solar per 100 dwellings 12
postcode 2023
 7
postcode 2026

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Bellevue Hill Bondi Beach
Worked from Home 62.1% / 67.9%
Bellevue Hill — Worked from Home: 62.1% Bondi Beach — Worked from Home: 67.9%
Car (driver) 27.4% / 18.2%
Bellevue Hill — Car (driver): 27.4% Bondi Beach — Car (driver): 18.2%
Walked Only 3.2% / 4.8%
Bellevue Hill — Walked Only: 3.2% Bondi Beach — Walked Only: 4.8%
Train 2.8% / 4.2%
Bellevue Hill — Train: 2.8% Bondi Beach — Train: 4.2%
Bus 1.5% / 2.7%
Bellevue Hill — Bus: 1.5% Bondi Beach — Bus: 2.7%
Car (passenger) 2.5% / 1.1%
Bellevue Hill — Car (passenger): 2.5% Bondi Beach — Car (passenger): 1.1%

Bars are drawn against the largest share shown (67.9%).

Setting

Bellevue Hill Bondi Beach
Elevation 93 m
above sea level, at the suburb centre
 24 m
above sea level, at the suburb centre
Distance to the ocean 2.2 km
1.3 km to a named beach
 416 m
498 m to a named beach

NBN connectivity

Bellevue Hill Bondi Beach
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 6%
5,127 premises
 5%
7,320 premises

Climate

Bellevue Hill Bondi Beach
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Bellevue Hill Bondi Beach
PM2.5 6.3 µg/m³ 6.1 µg/m³
PM10 13.8 µg/m³ 16.8 µg/m³
NO₂ 0.84 pphm 0.64 pphm

Council rates

Bellevue Hill Bondi Beach
Average residential rate $1,812/yr $1,277/yr
Council Woollahra Waverley

Federal electorate

Bellevue Hill Bondi Beach
Division Wentworth
same for both
Member Allegra Spender
same for both
Party Independent
same for both

First Home Owner Grant

Bellevue Hill Bondi Beach
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bellevue Hill

Apartments Beach Coastal Inner Parks Premium Professionals Urban

Bondi Beach

Apartments Beach Beachfront Cafe Culture Coastal Easy Commute Inner Nightlife Parks Premium Professionals Transport Hub Urban

More comparisons

Other comparisons with Bellevue Hill

Bellevue Hill vs Bondi Bellevue Hill vs Bondi Junction Bellevue Hill vs Rose Bay Bellevue Hill vs North Bondi Bellevue Hill vs Woollahra Bellevue Hill vs Double Bay

Other comparisons with Bondi Beach

Bondi Beach vs Bondi Bondi Beach vs Rose Bay Bondi Beach vs North Bondi
Full data on Bellevue Hill Full data on Bondi Beach
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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