Bondi Beach vs North Bondi

In Bondi Beach, most households rent, the large majority of homes are flats or apartments, and about half of households are people living alone. In North Bondi, most households own their home, about half of homes are flats or apartments, and about half of households are couple families. Bondi Beach is closer to the city centre: 8.9 km, against 10.1 km. On these figures, Bondi Beach tends to suit renters, young adults, and people living alone, while North Bondi suits families with children and couples.

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

North Bondi

ahead on 5 of the 6 things we measure here

  • has more separate houses rather than flats (19% vs 4%)
  • has more schools inside the suburb (4 vs 1)
  • is already more of a family suburb (55% vs 29%)

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

First-home buyers

Too close to call

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

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 44%)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

They split

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

  • Bondi Beach has more units and townhouses to downsize into (96% vs 81%)
  • North Bondi carries lower crime risk (43/100 vs 78/100)

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

Bondi Beach 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.

Bondi Beach 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.

Bondi Beach North Bondi
Walkability 92 / 90
Bondi Beach — Walkability: 92/100 North Bondi — Walkability: 90/100
Safety 22 / 57
Bondi Beach — Safety: 22/100 North Bondi — Safety: 57/100
Low fire risk 100 / 100
Bondi Beach — Low fire risk: 100/100 North Bondi — Low fire risk: 100/100

Demographics

North Bondi has higher household incomes ($171,184 vs $145,340); North Bondi skews older (35 vs 33).

Bondi Beach North Bondi
Population 11,513
+19% vs other
 9,290
Population trend (2016 → 2021) -1.2% +1.4%
Median age 33 35
Median household income $145,340/yr $171,184/yr
+18% vs other
Median weekly rent $675/wk $700/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Bondi Beach North Bondi
0-4 4.7% / 6.8%
Bondi Beach — 0-4: 4.7% North Bondi — 0-4: 6.8%
5-14 6.2% / 13.2%
Bondi Beach — 5-14: 6.2% North Bondi — 5-14: 13.2%
15-19 2.3% / 5.7%
Bondi Beach — 15-19: 2.3% North Bondi — 15-19: 5.7%
20-24 4.7% / 4.3%
Bondi Beach — 20-24: 4.7% North Bondi — 20-24: 4.3%
25-34 36.0% / 19.8%
Bondi Beach — 25-34: 36.0% North Bondi — 25-34: 19.8%
35-44 19.2% / 17.6%
Bondi Beach — 35-44: 19.2% North Bondi — 35-44: 17.6%
45-54 11.1% / 14.5%
Bondi Beach — 45-54: 11.1% North Bondi — 45-54: 14.5%
55-64 7.0% / 8.6%
Bondi Beach — 55-64: 7.0% North Bondi — 55-64: 8.6%
65-74 4.6% / 5.9%
Bondi Beach — 65-74: 4.6% North Bondi — 65-74: 5.9%
75-84 2.8% / 2.8%
Bondi Beach — 75-84: 2.8% North Bondi — 75-84: 2.8%
85+ 1.3% / 1.1%
Bondi Beach — 85+: 1.3% North Bondi — 85+: 1.1%

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

Who lives together

Household composition, 2021 Census.

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%
North Bondi 30.9% lone person
North Bondi — Lone Person: 30.9% North Bondi — Couple Families: 45.8% North Bondi — Group Household: 12.9% North Bondi — One Parent Families: 9.2% North Bondi — Other Families: 1.2%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bondi Beach 67.5% renting
Bondi Beach — Owned Outright: 16.1% Bondi Beach — Mortgage: 16.5% Bondi Beach — Renting: 67.5%
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.

Bondi Beach North Bondi
Bachelor Degree 34.0% / 29.7%
Bondi Beach — Bachelor Degree: 34.0% North Bondi — Bachelor Degree: 29.7%
Postgraduate Degree 13.0% / 10.5%
Bondi Beach — Postgraduate Degree: 13.0% North Bondi — Postgraduate Degree: 10.5%
Advanced Diploma / Diploma 7.7% / 7.1%
Bondi Beach — Advanced Diploma / Diploma: 7.7% North Bondi — Advanced Diploma / Diploma: 7.1%
Certificate III & IV 5.6% / 5.4%
Bondi Beach — Certificate III & IV: 5.6% North Bondi — Certificate III & IV: 5.4%
Graduate Diploma / Certificate 2.3% / 2.1%
Bondi Beach — Graduate Diploma / Certificate: 2.3% North Bondi — Graduate Diploma / Certificate: 2.1%

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.

Bondi Beach North Bondi
England 10.6% / 7.8%
Bondi Beach — England: 10.6% North Bondi — England: 7.8%
South Africa 2.4% / 5.8%
Bondi Beach — South Africa: 2.4% North Bondi — South Africa: 5.8%
New Zealand 2.9% / 2.0%
Bondi Beach — New Zealand: 2.9% North Bondi — New Zealand: 2.0%
France 2.2% / 1.3%
Bondi Beach — France: 2.2% North Bondi — France: 1.3%
Brazil 2.0% / 1.2%
Bondi Beach — Brazil: 2.0% North Bondi — Brazil: 1.2%
Italy 1.6% / 1.2%
Bondi Beach — Italy: 1.6% North Bondi — Italy: 1.2%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Bondi Beach 86.1% flats / apartments
Bondi Beach — Flats / Apartments: 86.1% Bondi Beach — Townhouses: 9.8% Bondi Beach — Houses: 4.1%
North Bondi 52.7% flats / apartments
North Bondi — Flats / Apartments: 52.7% North Bondi — Townhouses: 28.1% North Bondi — Houses: 19.3%
Flats / Apartments Townhouses Houses

Property market

Bondi Beach North Bondi
Median house price $4,400,000 $4,575,000
Median unit price $1,550,000 $1,575,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 26 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.

Bondi Beach North Bondi
1 bed $1.1M / $1.38M
Bondi Beach — 1 bed: $1.1M (79 sales) North Bondi — 1 bed: $1.38M (10 sales)

79 vs 10 sales

2 bed $1.74M / $1.61M
Bondi Beach — 2 bed: $1.74M (149 sales) North Bondi — 2 bed: $1.61M (16 sales)

149 vs 16 sales

Zoning mix

Bondi Beach has more commercially zoned land (17% vs 4%).

Bondi Beach North Bondi
Residential 63% 80%
Commercial 17% 4%
Parks and recreation 17% 10%
Environmental 1% 4%
Infrastructure and transport 1% 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

Bondi Beach North Bondi
New dwellings approved 180
across Waverley
same for both
Approvals change year on year +42%
same for both

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.

Bondi Beach North Bondi
Houses 2.1%
$1,995/wk on $5M
 —
Units 6.0%
$1,100/wk on $950K
 —

Ranking within NSW

Bondi Beach North Bondi
House price Higher than 98% of NSW
same for both
Income Higher than 94% of NSW Higher than 98% of NSW
Schools — Higher than 85% of NSW
Walkability Higher than 97% of NSW Higher than 96% of NSW
Affordability Higher than 5% of NSW Higher than 6% of NSW
EV adoption Higher than 97% of NSW
same for both
NBN connectivity Higher than 85% of NSW Higher than 84% of NSW
Rental yield (houses) Higher than 2% of NSW —
Rental yield (units) Higher than 94% of NSW —

Liveability

North Bondi scores higher overall (89 vs 83).

Bondi Beach North Bondi
Grade A A+
Score 83/100 89/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bondi Beach carries more crime risk (78 vs 43).

Bondi Beach North Bondi
Bushfire None
0/100
same for both
Crime High
78/100
 Moderate
43/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
39/100
 Low
16/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Bondi Beach North Bondi
Inside the suburb 1 4
Rated above peers 0 2
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 3
The University of New South Wales, 5.5 km
 3
1-37 Foveaux Street, Surry Hills NSW 2010, 6.1 km
Full-time students aged 15–24 1.5% 2.8%

Schools in Bondi Beach

  • Bondi Beach Public School Government · Primary at peers

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

Bondi Beach North Bondi
Supermarkets 4 2
Cafes & restaurants 109 16
Parks & reserves 5 8
Childcare 5
same for both
GPs 3
same for both
Pharmacies 5 2
Police stations 1 0
Banks & Bank@Post 1 0
Fuel stations 0 1
Beaches 1 0

Mobility

Bondi Beach North Bondi
Walkability score 92/100 90/100
Distance to Sydney 8.9 km 10.1 km
+13% vs other
Drive time (normal traffic) 20 min 22 min
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 272.5
7-9am + 5-7pm
 252.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.1%
postcode 2026
same for both
Rooftop solar per 100 dwellings 7
postcode 2026
same for both

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.

Bondi Beach North Bondi
Worked from Home 67.9% / 65.1%
Bondi Beach — Worked from Home: 67.9% North Bondi — Worked from Home: 65.1%
Car (driver) 18.2% / 25.3%
Bondi Beach — Car (driver): 18.2% North Bondi — Car (driver): 25.3%
Walked Only 4.8% / 3.2%
Bondi Beach — Walked Only: 4.8% North Bondi — Walked Only: 3.2%
Train 4.2% / 1.6%
Bondi Beach — Train: 4.2% North Bondi — Train: 1.6%
Bus 2.7% / 2.1%
Bondi Beach — Bus: 2.7% North Bondi — Bus: 2.1%

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

Setting

Bondi Beach North Bondi
Elevation 24 m
above sea level, at the suburb centre
 20 m
above sea level, at the suburb centre
Distance to the ocean 416 m
498 m to a named beach
 580 m
791 m to a named beach

NBN connectivity

Bondi Beach North Bondi
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 5%
7,320 premises
 1%
4,233 premises

Climate

Bondi Beach 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)

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

Council rates

Bondi Beach North Bondi
Average residential rate $1,277/yr
same for both
Council Waverley
same for both

Federal electorate

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

First Home Owner Grant

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

Tags

Bondi Beach

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

North Bondi

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

More comparisons

Other comparisons with Bondi Beach

Bondi Beach vs Bellevue Hill Bondi Beach vs Bondi Bondi Beach vs Rose Bay

Other comparisons with North Bondi

North Bondi vs Bellevue Hill North Bondi vs Rose Bay North Bondi vs Dover Heights
Full data on Bondi Beach Full data on North 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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