Bondi vs Tamarama

In both, most homes are flats or apartments. In Bondi, most households rent and about half of households are people living alone. In Tamarama, about half of households rent. Units cost more in Tamarama: a median of $2.48 million, against $1.43 million in Bondi, and rent is higher there too. Bondi is closer to the city centre: 8 km, against 8.9 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

Tamarama

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (4 vs 1)
  • has more separate houses rather than flats (23% vs 7%)
  • is already more of a family suburb (53% vs 34%)
  • But Bondi has more childcare (7 vs 1)

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

First-home buyers

Bondi

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($4,050,000 vs $8,262,500)
  • has cheaper units ($1,426,000 vs $2,485,000)
  • But Tamarama leaves households under less mortgage stress (21% vs 28%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Bondi

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($656/wk vs $850/wk)
  • has a bigger rental market to choose from (59% vs 46%)
  • But Tamarama leaves renters under less rental stress (19% vs 26%)

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

Bondi

ahead on 2 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • has more units and townhouses to downsize into (94% vs 77%)

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

Investors

Bondi

ahead on the one thing that separates them

  • is growing faster (3.6% vs -8.9%)

Weighs population growth.

Where they sit

Bondi and Tamarama 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 Tamarama
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 Tamarama
Walkability 92 / 92
Bondi — Walkability: 92/100 Tamarama — Walkability: 92/100
Safety 44 / 52
Bondi — Safety: 44/100 Tamarama — Safety: 52/100
Low fire risk 100 / 100
Bondi — Low fire risk: 100/100 Tamarama — Low fire risk: 100/100

Demographics

Bondi has more residents (10,411 vs 1,478); Tamarama has higher household incomes ($235,144 vs $132,392).

Bondi Tamarama
Population 10,411
+86% vs other
 1,478
Population trend (2016 → 2021) +3.6% -8.9%
Median age 34 36
Median household income $132,392/yr $235,144/yr
+78% vs other
Median weekly rent $656/wk $850/wk
+30% vs other

Age profile

Share of residents in each band, 2021 Census.

Bondi Tamarama
0-4 5.6% / 7.4%
Bondi — 0-4: 5.6% Tamarama — 0-4: 7.4%
5-14 7.2% / 8.3%
Bondi — 5-14: 7.2% Tamarama — 5-14: 8.3%
15-19 2.7% / 4.9%
Bondi — 15-19: 2.7% Tamarama — 15-19: 4.9%
20-24 4.9% / 5.4%
Bondi — 20-24: 4.9% Tamarama — 20-24: 5.4%
25-34 32.3% / 21.7%
Bondi — 25-34: 32.3% Tamarama — 25-34: 21.7%
35-44 17.6% / 18.1%
Bondi — 35-44: 17.6% Tamarama — 35-44: 18.1%
45-54 10.4% / 15.2%
Bondi — 45-54: 10.4% Tamarama — 45-54: 15.2%
55-64 7.1% / 10.8%
Bondi — 55-64: 7.1% Tamarama — 55-64: 10.8%
65-74 6.0% / 5.8%
Bondi — 65-74: 6.0% Tamarama — 65-74: 5.8%
75-84 4.4% / 3.0%
Bondi — 75-84: 4.4% Tamarama — 75-84: 3.0%
85+ 1.8% / 0.8%
Bondi — 85+: 1.8% Tamarama — 85+: 0.8%

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

Who lives together

Household composition, 2021 Census.

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%
Tamarama 30.5% lone person
Tamarama — Lone Person: 30.5% Tamarama — Couple Families: 44.6% Tamarama — Group Household: 14.4% Tamarama — One Parent Families: 8.5% Tamarama — Other Families: 2.1%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bondi 58.9% renting
Bondi — Owned Outright: 20.5% Bondi — Mortgage: 20.6% Bondi — Renting: 58.9%
Tamarama 46.1% renting
Tamarama — Owned Outright: 28.0% Tamarama — Mortgage: 25.9% Tamarama — Renting: 46.1%
Owned outright Mortgage Renting

Qualifications

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

Bondi Tamarama
Bachelor Degree 31.8% / 33.9%
Bondi — Bachelor Degree: 31.8% Tamarama — Bachelor Degree: 33.9%
Postgraduate Degree 11.3% / 13.3%
Bondi — Postgraduate Degree: 11.3% Tamarama — Postgraduate Degree: 13.3%
Advanced Diploma / Diploma 8.8% / 6.4%
Bondi — Advanced Diploma / Diploma: 8.8% Tamarama — Advanced Diploma / Diploma: 6.4%
Certificate III & IV 6.4% / 4.1%
Bondi — Certificate III & IV: 6.4% Tamarama — Certificate III & IV: 4.1%
Graduate Diploma / Certificate 2.3% / 2.6%
Bondi — Graduate Diploma / Certificate: 2.3% Tamarama — Graduate Diploma / Certificate: 2.6%

Bars are drawn against the largest share shown (33.9%).

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 Tamarama
England 8.9% / 7.8%
Bondi — England: 8.9% Tamarama — England: 7.8%
South Africa 3.0% / 2.4%
Bondi — South Africa: 3.0% Tamarama — South Africa: 2.4%
New Zealand 2.4% / 2.6%
Bondi — New Zealand: 2.4% Tamarama — New Zealand: 2.6%
Brazil 2.7% / 1.1%
Bondi — Brazil: 2.7% Tamarama — Brazil: 1.1%
Ireland 1.8% / 1.1%
Bondi — Ireland: 1.8% Tamarama — Ireland: 1.1%
Canada — / 1.2%
Bondi — Canada: not among its largest Tamarama — Canada: 1.2%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Bondi 81.5% flats / apartments
Bondi — Flats / Apartments: 81.5% Bondi — Houses: 6.6% Bondi — Townhouses: 12.0%
Tamarama 60.2% flats / apartments
Tamarama — Flats / Apartments: 60.2% Tamarama — Houses: 23.3% Tamarama — Townhouses: 16.5%
Flats / Apartments Houses Townhouses

Property market

Bondi Tamarama
Median house price $4,050,000 $8,262,500
Median unit price $1,426,000 $2,485,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 29 sales
 30 days
from 14 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.

Bondi Tamarama
3 bed $4.05M / $7.36M
Bondi — 3 bed: $4.05M (22 sales) Tamarama — 3 bed: $7.36M (6 sales)

22 vs 6 sales

4 bed $4.58M / $8.47M
Bondi — 4 bed: $4.58M (12 sales) Tamarama — 4 bed: $8.47M (8 sales)

12 vs 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 Tamarama
1 bed $911K / $1.54M
Bondi — 1 bed: $911K (31 sales) Tamarama — 1 bed: $1.54M (12 sales)

31 vs 12 sales

2 bed $1.47M / $2.7M
Bondi — 2 bed: $1.47M (98 sales) Tamarama — 2 bed: $2.7M (24 sales)

98 vs 24 sales

3 bed $2.15M / $4.35M
Bondi — 3 bed: $2.15M (26 sales) Tamarama — 3 bed: $4.35M (5 sales)

26 vs 5 sales

Zoning mix

Bondi Tamarama
Residential 86% 66%
Parks and recreation 2% 26%
Commercial 9% 0%
Environmental 1% 8%
Infrastructure and transport 2% 0%
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 Tamarama
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 Tamarama
Houses 2.9%
$2,225/wk on $4M
 —
Units 4.4%
$1,050/wk on $1.25M
 —

Ranking within NSW

Bondi Tamarama
House price Higher than 97% of NSW Higher than 99% of NSW
Income Higher than 89% of NSW Higher than 99% of NSW
Schools —
same for both
Walkability Higher than 97% of NSW
same for both
Affordability Higher than 5% of NSW Higher than 4% of NSW
EV adoption Higher than 97% of NSW
same for both
NBN connectivity Higher than 87% of NSW Higher than 83% of NSW
Rental yield (houses) Higher than 17% of NSW —
Rental yield (units) Higher than 39% of NSW —

Liveability

Bondi Tamarama
Grade A A+
Score 87/100 90/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bondi Tamarama
Bushfire None
0/100
same for both
Crime Moderate
56/100
 Moderate
48/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 Low
18/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Bondi Tamarama
Inside the suburb 2 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km 3
The University of New South Wales, 4.6 km
 3
The University of New South Wales, 4.9 km
Full-time students aged 15–24 1.8% 3.0%

Schools in Bondi

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

Schools in Tamarama

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Bondi Tamarama
Supermarkets 1 0
Cafes & restaurants 14 1
Parks & reserves 1 4
Childcare 7 1
GPs 4 0
Pharmacies 2 0
Banks & Bank@Post 2 0
Fuel stations 1 0
Beaches 0 1
Waterways 0 1

Mobility

Bondi Tamarama
Walkability score 92/100
same for both
Distance to Sydney 8 km 8.9 km
+11% vs other
Drive time (normal traffic) 17 min 20 min
Public transport score 94/100
Bus
 58/100
Bus
Peak arrivals per hour 177.0
7-9am + 5-7pm
 17.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
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 Tamarama
Worked from Home 63.4% / 69.2%
Bondi — Worked from Home: 63.4% Tamarama — Worked from Home: 69.2%
Car (driver) 21.5% / 23.0%
Bondi — Car (driver): 21.5% Tamarama — Car (driver): 23.0%
Train 4.3% / 2.4%
Bondi — Train: 4.3% Tamarama — Train: 2.4%
Walked Only 4.5% / 2.0%
Bondi — Walked Only: 4.5% Tamarama — Walked Only: 2.0%
Bus 3.4% / 1.1%
Bondi — Bus: 3.4% Tamarama — Bus: 1.1%
Bicycle 1.1% / 1.4%
Bondi — Bicycle: 1.1% Tamarama — Bicycle: 1.4%

Bars are drawn against the largest share shown (69.2%).

Setting

Bondi Tamarama
Elevation 77 m
above sea level, at the suburb centre
 35 m
above sea level, at the suburb centre
Distance to the ocean 875 m
903 m to a named beach
 182 m
194 m to a named beach

NBN connectivity

Bondi Tamarama
Connectivity score 77/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 7%
5,705 premises
 2%
737 premises

Climate

Bondi Tamarama
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 Tamarama
PM2.5 6.1 µg/m³
same for both
PM10 16.8 µg/m³
same for both
NO₂ 0.64 pphm
same for both

Council rates

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

Federal electorate

Bondi Tamarama
Division Wentworth
same for both
Member Allegra Spender
same for both
Party Independent
same for both

First Home Owner Grant

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

Tags

Bondi

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

Tamarama

Apartments Beach Beachfront Cafe Culture Coastal Inner Luxury Parks Professionals River Urban

More comparisons

Other comparisons with Bondi

Bondi vs Bondi Beach Bondi vs Bellevue Hill Bondi vs Bondi Junction Bondi vs Bronte Bondi vs Waverley

Other comparisons with Tamarama

Tamarama vs Bronte
Full data on Bondi Full data on Tamarama
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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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