Bellevue Hill vs Bondi

Bondi is the younger of the two, with a median age of 34 against 39 in Bellevue Hill. In both, most homes are flats or apartments. In Bellevue Hill, most households own their home. In Bondi, 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 km. On these figures, Bondi 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 parks and reserves (9 vs 1)
  • has more separate houses rather than flats (34% vs 7%)
  • has more schools inside the suburb (6 vs 2)
  • But Bondi has more childcare (7 vs 4)

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

First-home buyers

Bondi

ahead on the one thing that separates them

  • has cheaper houses ($4,050,000 vs $10,980,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Bellevue Hill leaves renters under less rental stress (20% vs 26%)
  • Bondi has a bigger rental market to choose from (59% vs 34%)

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

Commuting to the city

Bondi

ahead on the one thing that separates them

  • is more walkable (92/100 vs 76/100)

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

Downsizers and retirees

Bondi

ahead on 3 of the 5 things we measure here

  • has more GPs (4 vs 2)
  • has more units and townhouses to downsize into (94% vs 66%)
  • is more walkable (92/100 vs 76/100)
  • But Bellevue Hill carries lower crime risk (30/100 vs 56/100)

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

Investors

Bondi

ahead on the one thing that separates them

  • returns a higher gross yield on houses (2.9% vs 2.4%)

Weighs house yield, unit yield, and population growth.

Where they sit

Bellevue Hill and Bondi 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
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
Walkability 76 / 92
Bellevue Hill — Walkability: 76/100 Bondi — Walkability: 92/100
Safety 70 / 44
Bellevue Hill — Safety: 70/100 Bondi — Safety: 44/100
Low fire risk 100 / 100
Bellevue Hill — Low fire risk: 100/100 Bondi — Low fire risk: 100/100

Demographics

Bellevue Hill has higher household incomes ($172,380 vs $132,392); Bellevue Hill skews older (39 vs 34).

Bellevue Hill Bondi
Population 10,590
+2% vs other
 10,411
Population trend (2016 → 2021) -1.2% +3.6%
Median age 39 34
Median household income $172,380/yr
+23% vs other
 $132,392/yr
Median weekly rent $650/wk $656/wk

Age profile

Share of residents in each band, 2021 Census.

Bellevue Hill Bondi
0-4 4.8% / 5.6%
Bellevue Hill — 0-4: 4.8% Bondi — 0-4: 5.6%
5-14 12.4% / 7.2%
Bellevue Hill — 5-14: 12.4% Bondi — 5-14: 7.2%
15-19 6.5% / 2.7%
Bellevue Hill — 15-19: 6.5% Bondi — 15-19: 2.7%
20-24 5.3% / 4.9%
Bellevue Hill — 20-24: 5.3% Bondi — 20-24: 4.9%
25-34 15.0% / 32.3%
Bellevue Hill — 25-34: 15.0% Bondi — 25-34: 32.3%
35-44 13.7% / 17.6%
Bellevue Hill — 35-44: 13.7% Bondi — 35-44: 17.6%
45-54 13.3% / 10.4%
Bellevue Hill — 45-54: 13.3% Bondi — 45-54: 10.4%
55-64 11.9% / 7.1%
Bellevue Hill — 55-64: 11.9% Bondi — 55-64: 7.1%
65-74 10.2% / 6.0%
Bellevue Hill — 65-74: 10.2% Bondi — 65-74: 6.0%
75-84 5.2% / 4.4%
Bellevue Hill — 75-84: 5.2% Bondi — 75-84: 4.4%
85+ 1.7% / 1.8%
Bellevue Hill — 85+: 1.7% Bondi — 85+: 1.8%

Bars are drawn against the largest share shown (32.3%).

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 45.0% lone person
Bondi — Lone Person: 45.0% Bondi — Couple Families: 26.2% Bondi — Group Household: 19.6% Bondi — One Parent Families: 7.8% Bondi — 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 58.9% renting
Bondi — Owned Outright: 20.5% Bondi — Mortgage: 20.6% Bondi — Renting: 58.9%
Owned outright Mortgage Renting

Qualifications

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

Bellevue Hill Bondi
Bachelor Degree 30.2% / 31.8%
Bellevue Hill — Bachelor Degree: 30.2% Bondi — Bachelor Degree: 31.8%
Postgraduate Degree 12.6% / 11.3%
Bellevue Hill — Postgraduate Degree: 12.6% Bondi — Postgraduate Degree: 11.3%
Advanced Diploma / Diploma 7.3% / 8.8%
Bellevue Hill — Advanced Diploma / Diploma: 7.3% Bondi — Advanced Diploma / Diploma: 8.8%
Certificate III & IV 3.8% / 6.4%
Bellevue Hill — Certificate III & IV: 3.8% Bondi — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 2.5% / 2.3%
Bellevue Hill — Graduate Diploma / Certificate: 2.5% Bondi — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (31.8%).

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
England 6.0% / 8.9%
Bellevue Hill — England: 6.0% Bondi — England: 8.9%
South Africa 5.5% / 3.0%
Bellevue Hill — South Africa: 5.5% Bondi — South Africa: 3.0%
New Zealand 2.0% / 2.4%
Bellevue Hill — New Zealand: 2.0% Bondi — New Zealand: 2.4%
Brazil 0.9% / 2.7%
Bellevue Hill — Brazil: 0.9% Bondi — Brazil: 2.7%
Ireland 0.8% / 1.8%
Bellevue Hill — Ireland: 0.8% Bondi — Ireland: 1.8%
China 2.4% / —
Bellevue Hill — China: 2.4% Bondi — China: not among its largest

Bars are drawn against the largest share shown (8.9%).

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 81.5% flats / apartments
Bondi — Flats / Apartments: 81.5% Bondi — Houses: 6.6% Bondi — Townhouses: 12.0%
Flats / Apartments Houses Townhouses

Property market

Bellevue Hill Bondi
Median house price $10,980,000 $4,050,000
Median unit price $1,487,500 $1,426,000
Median land price —
same for both
Typical days to sell (houses) 27 days
from 51 sales
 24 days
from 29 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
3 bed $6.59M / $4.05M
Bellevue Hill — 3 bed: $6.59M (10 sales) Bondi — 3 bed: $4.05M (22 sales)

10 vs 22 sales

4 bed $10.2M / $4.58M
Bellevue Hill — 4 bed: $10.2M (21 sales) Bondi — 4 bed: $4.58M (12 sales)

21 vs 12 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
1 bed $843K / $911K
Bellevue Hill — 1 bed: $843K (18 sales) Bondi — 1 bed: $911K (31 sales)

18 vs 31 sales

2 bed $1.35M / $1.47M
Bellevue Hill — 2 bed: $1.35M (118 sales) Bondi — 2 bed: $1.47M (98 sales)

118 vs 98 sales

3 bed $2.8M / $2.15M
Bellevue Hill — 3 bed: $2.8M (39 sales) Bondi — 3 bed: $2.15M (26 sales)

39 vs 26 sales

Zoning mix

Bellevue Hill Bondi
Residential 88% 86%
Commercial 1% 9%
Infrastructure and transport 6% 2%
Parks and recreation 5% 2%
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
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
Houses 2.4%
$3,000/wk on $6.6M
 2.9%
$2,225/wk on $4M
Units 4.6%
$1,100/wk on $1.25M
 4.4%
$1,050/wk on $1.25M

Ranking within NSW

Bellevue Hill Bondi
House price Higher than 100% of NSW Higher than 97% of NSW
Income Higher than 98% of NSW Higher than 89% 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 Higher than 87% of NSW
Rental yield (houses) Higher than 5% of NSW Higher than 17% of NSW
Rental yield (units) Higher than 48% of NSW Higher than 39% of NSW

Liveability

Bondi is more walkable (92 vs 76); Bondi scores higher overall (87 vs 72).

Bellevue Hill Bondi
Grade A
same for both
Score 72/100 87/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bondi carries more crime risk (56 vs 30).

Bellevue Hill Bondi
Bushfire None
0/100
same for both
Crime Low
30/100
 Moderate
56/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Bellevue Hill Bondi
Inside the suburb 6 2
Rated above peers 0
same for both
Rated at peers 2 1
Rated below peers 0 1
Universities within 10 km 3
1-37 Foveaux Street, Surry Hills NSW 2010, 4.1 km
 3
The University of New South Wales, 4.6 km
Full-time students aged 15–24 3.6% 1.8%

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

  • Bondi Public School Government · Primary at peers
  • Montessori East Independent · Primary below peers

Amenities in the suburb

Bellevue Hill Bondi
Supermarkets 0 1
Cafes & restaurants 10 14
Parks & reserves 9 1
Childcare 4 7
GPs 2 4
Pharmacies 1 2
Banks & Bank@Post 1 2
Fuel stations 0 1
Waterways 2 0

Mobility

Bellevue Hill Bondi
Walkability score 76/100 92/100
Distance to Sydney 6.5 km 8 km
+23% vs other
Drive time (normal traffic) 15 min 17 min
Public transport score 79/100
Bus
 94/100
Bus
Peak arrivals per hour 252.5
7-9am + 5-7pm
 177.0
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
Worked from Home 62.1% / 63.4%
Bellevue Hill — Worked from Home: 62.1% Bondi — Worked from Home: 63.4%
Car (driver) 27.4% / 21.5%
Bellevue Hill — Car (driver): 27.4% Bondi — Car (driver): 21.5%
Walked Only 3.2% / 4.5%
Bellevue Hill — Walked Only: 3.2% Bondi — Walked Only: 4.5%
Train 2.8% / 4.3%
Bellevue Hill — Train: 2.8% Bondi — Train: 4.3%
Bus 1.5% / 3.4%
Bellevue Hill — Bus: 1.5% Bondi — Bus: 3.4%
Car (passenger) 2.5% / 1.7%
Bellevue Hill — Car (passenger): 2.5% Bondi — Car (passenger): 1.7%

Bars are drawn against the largest share shown (63.4%).

Setting

Bellevue Hill Bondi
Elevation 93 m
above sea level, at the suburb centre
 77 m
above sea level, at the suburb centre
Distance to the ocean 2.2 km
1.3 km to a named beach
 875 m
903 m to a named beach

NBN connectivity

Bellevue Hill Bondi
Connectivity score 76/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 6%
5,127 premises
 7%
5,705 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Bellevue Hill Bondi
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

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

More comparisons

Other comparisons with Bellevue Hill

Bellevue Hill vs Bondi Beach 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

Bondi vs Bondi Beach Bondi vs Bondi Junction Bondi vs Bronte Bondi vs Waverley Bondi vs Tamarama
Full data on Bellevue Hill Full data on Bondi
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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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