Bellevue Hill vs North Bondi

North Bondi is the younger of the two, with a median age of 35 against 39 in Bellevue Hill. In both, most households own their home. In Bellevue Hill, most homes are flats or apartments. In North Bondi, about half of homes are flats or apartments and about half of households are couple families. Bellevue Hill is closer to the city centre: 6.5 km, against 10.1 km.

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 3 of the 6 things we measure here

  • has more separate houses rather than flats (34% vs 19%)
  • has more schools inside the suburb (6 vs 4)
  • carries lower crime risk (30/100 vs 43/100)
  • But North Bondi has more schools rated above their peers (2 vs 0)

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

First-home buyers

North Bondi

ahead on the one thing that separates them

  • has cheaper houses ($4,575,000 vs $10,980,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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 10.1 km)
  • has a shorter drive in (15 min vs 22 min)
  • But North Bondi is more walkable (90/100 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 has more residents already 65 and over (17% vs 10%)
  • North Bondi has more units and townhouses to downsize into (81% vs 66%)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Bellevue Hill and North 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 North 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 North Bondi
Walkability 76 / 90
Bellevue Hill — Walkability: 76/100 North Bondi — Walkability: 90/100
Safety 70 / 57
Bellevue Hill — Safety: 70/100 North Bondi — Safety: 57/100
Low fire risk 100 / 100
Bellevue Hill — Low fire risk: 100/100 North Bondi — Low fire risk: 100/100

Demographics

Bellevue Hill skews older (39 vs 35).

Bellevue Hill North Bondi
Population 10,590
+12% vs other
 9,290
Population trend (2016 → 2021) -1.2% +1.4%
Median age 39 35
Median household income $172,380/yr $171,184/yr
Median weekly rent $650/wk $700/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

Bellevue Hill North Bondi
0-4 4.8% / 6.8%
Bellevue Hill — 0-4: 4.8% North Bondi — 0-4: 6.8%
5-14 12.4% / 13.2%
Bellevue Hill — 5-14: 12.4% North Bondi — 5-14: 13.2%
15-19 6.5% / 5.7%
Bellevue Hill — 15-19: 6.5% North Bondi — 15-19: 5.7%
20-24 5.3% / 4.3%
Bellevue Hill — 20-24: 5.3% North Bondi — 20-24: 4.3%
25-34 15.0% / 19.8%
Bellevue Hill — 25-34: 15.0% North Bondi — 25-34: 19.8%
35-44 13.7% / 17.6%
Bellevue Hill — 35-44: 13.7% North Bondi — 35-44: 17.6%
45-54 13.3% / 14.5%
Bellevue Hill — 45-54: 13.3% North Bondi — 45-54: 14.5%
55-64 11.9% / 8.6%
Bellevue Hill — 55-64: 11.9% North Bondi — 55-64: 8.6%
65-74 10.2% / 5.9%
Bellevue Hill — 65-74: 10.2% North Bondi — 65-74: 5.9%
75-84 5.2% / 2.8%
Bellevue Hill — 75-84: 5.2% North Bondi — 75-84: 2.8%
85+ 1.7% / 1.1%
Bellevue Hill — 85+: 1.7% North Bondi — 85+: 1.1%

Bars are drawn against the largest share shown (19.8%).

Who lives together

Household composition, 2021 Census.

Bellevue Hill 42.9% couple families
Bellevue Hill — Couple Families: 42.9% Bellevue Hill — Lone Person: 36.1% Bellevue Hill — Group Household: 9.0% Bellevue Hill — One Parent Families: 10.7% Bellevue Hill — Other Families: 1.3%
North Bondi 45.8% couple families
North Bondi — Couple Families: 45.8% North Bondi — Lone Person: 30.9% North Bondi — Group Household: 12.9% North Bondi — One Parent Families: 9.2% North Bondi — Other Families: 1.2%
Couple Families Lone Person 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%
North Bondi 43.8% renting
North Bondi — Owned Outright: 25.6% North Bondi — Mortgage: 30.5% North Bondi — Renting: 43.8%
Owned outright Mortgage Renting

Qualifications

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

Bellevue Hill North Bondi
Bachelor Degree 30.2% / 29.7%
Bellevue Hill — Bachelor Degree: 30.2% North Bondi — Bachelor Degree: 29.7%
Postgraduate Degree 12.6% / 10.5%
Bellevue Hill — Postgraduate Degree: 12.6% North Bondi — Postgraduate Degree: 10.5%
Advanced Diploma / Diploma 7.3% / 7.1%
Bellevue Hill — Advanced Diploma / Diploma: 7.3% North Bondi — Advanced Diploma / Diploma: 7.1%
Certificate III & IV 3.8% / 5.4%
Bellevue Hill — Certificate III & IV: 3.8% North Bondi — Certificate III & IV: 5.4%
Graduate Diploma / Certificate 2.5% / 2.1%
Bellevue Hill — Graduate Diploma / Certificate: 2.5% North Bondi — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (30.2%).

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 North Bondi
England 6.0% / 7.8%
Bellevue Hill — England: 6.0% North Bondi — England: 7.8%
South Africa 5.5% / 5.8%
Bellevue Hill — South Africa: 5.5% North Bondi — South Africa: 5.8%
New Zealand 2.0% / 2.0%
Bellevue Hill — New Zealand: 2.0% North Bondi — New Zealand: 2.0%
China 2.4% / —
Bellevue Hill — China: 2.4% North Bondi — China: not among its largest
Brazil 0.9% / 1.2%
Bellevue Hill — Brazil: 0.9% North Bondi — Brazil: 1.2%
France 0.7% / 1.3%
Bellevue Hill — France: 0.7% North Bondi — France: 1.3%
Italy — / 1.2%
Bellevue Hill — Italy: not among its largest North Bondi — Italy: 1.2%

Bars are drawn against the largest share shown (7.8%).

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%
North Bondi 52.7% flats / apartments
North Bondi — Flats / Apartments: 52.7% North Bondi — Houses: 19.3% North Bondi — Townhouses: 28.1%
Flats / Apartments Houses Townhouses

Property market

Bellevue Hill North Bondi
Median house price $10,980,000 $4,575,000
Median unit price $1,487,500 $1,575,000
Median land price —
same for both
Typical days to sell (houses) 27 days
from 51 sales
 26 days
from 8 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 North Bondi
1 bed $843K / $1.38M
Bellevue Hill — 1 bed: $843K (18 sales) North Bondi — 1 bed: $1.38M (10 sales)

18 vs 10 sales

2 bed $1.35M / $1.61M
Bellevue Hill — 2 bed: $1.35M (118 sales) North Bondi — 2 bed: $1.61M (16 sales)

118 vs 16 sales

Zoning mix

Bellevue Hill North Bondi
Residential 88% 80%
Parks and recreation 5% 10%
Infrastructure and transport 6% 2%
Commercial 1% 4%
Environmental 0% 4%
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 North 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 North Bondi
Houses 2.4%
$3,000/wk on $6.6M
 —
Units 4.6%
$1,100/wk on $1.25M
 —

Ranking within NSW

Bellevue Hill North Bondi
House price Higher than 100% of NSW Higher than 98% of NSW
Income Higher than 98% of NSW
same for both
Schools Higher than 4% of NSW Higher than 85% of NSW
Walkability Higher than 90% of NSW Higher than 96% of NSW
Affordability Higher than 1% of NSW Higher than 6% of NSW
EV adoption Higher than 100% of NSW Higher than 97% of NSW
NBN connectivity Higher than 85% of NSW Higher than 84% of NSW
Rental yield (houses) Higher than 5% of NSW —
Rental yield (units) Higher than 48% of NSW —

Liveability

North Bondi scores higher overall (89 vs 72); North Bondi is more walkable (90 vs 76).

Bellevue Hill North Bondi
Grade A A+
Score 72/100 89/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

North Bondi carries more crime risk (43 vs 30).

Bellevue Hill North Bondi
Bushfire None
0/100
same for both
Crime Low
30/100
 Moderate
43/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 Low
16/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Bellevue Hill North Bondi
Inside the suburb 6 4
Rated above peers 0 2
Rated at peers 2 0
Rated below peers 0
same for both
Universities within 10 km 3
1-37 Foveaux Street, Surry Hills NSW 2010, 4.1 km
 3
1-37 Foveaux Street, Surry Hills NSW 2010, 6.1 km
Full-time students aged 15–24 3.6% 2.8%

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 North Bondi

  • Galilee Catholic Primary School Catholic · Primary above peers
  • WAYS Secondary Independent · Secondary · Special school above peers
  • Reddam House, Bondi Campus Independent · Secondary
  • Wairoa School Government · Combined · Special school

Amenities in the suburb

Bellevue Hill North Bondi
Supermarkets 0 2
Cafes & restaurants 10 16
Parks & reserves 9 8
Childcare 4 5
GPs 2 3
Pharmacies 1 2
Banks & Bank@Post 1 0
Fuel stations 0 1
Waterways 2 0

Mobility

North Bondi sits further from the CBD (10.1 km vs 6.5 km).

Bellevue Hill North Bondi
Walkability score 76/100 90/100
Distance to Sydney 6.5 km 10.1 km
+55% vs other
Drive time (normal traffic) 15 min 22 min
Public transport score 79/100
Bus
 94/100
Bus
Peak arrivals per hour 252.5
7-9am + 5-7pm
same for both
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 North Bondi
Worked from Home 62.1% / 65.1%
Bellevue Hill — Worked from Home: 62.1% North Bondi — Worked from Home: 65.1%
Car (driver) 27.4% / 25.3%
Bellevue Hill — Car (driver): 27.4% North Bondi — Car (driver): 25.3%
Walked Only 3.2% / 3.2%
Bellevue Hill — Walked Only: 3.2% North Bondi — Walked Only: 3.2%
Train 2.8% / 1.6%
Bellevue Hill — Train: 2.8% North Bondi — Train: 1.6%
Car (passenger) 2.5% / 1.6%
Bellevue Hill — Car (passenger): 2.5% North Bondi — Car (passenger): 1.6%
Bus 1.5% / 2.1%
Bellevue Hill — Bus: 1.5% North Bondi — Bus: 2.1%

Bars are drawn against the largest share shown (65.1%).

Setting

Bellevue Hill North Bondi
Elevation 93 m
above sea level, at the suburb centre
 20 m
above sea level, at the suburb centre
Distance to the ocean 2.2 km
1.3 km to a named beach
 580 m
791 m to a named beach

NBN connectivity

Bellevue Hill North Bondi
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 6%
5,127 premises
 1%
4,233 premises

Climate

Bellevue Hill North 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 North Bondi
PM2.5 6.3 µg/m³
same for both
PM10 13.8 µg/m³
same for both
NO₂ 0.84 pphm
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

Bellevue Hill North 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

North Bondi

Apartments Beach Coastal Easy Commute Inner Parks Premium Professionals Townhouses Transport Hub Urban

More comparisons

Other comparisons with Bellevue Hill

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

Other comparisons with North Bondi

North Bondi vs Bondi Beach North Bondi vs Rose Bay North Bondi vs Dover Heights
Full data on Bellevue Hill Full data on North Bondi
Unlock full address-level data — $29/month

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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