North Bondi vs Rose Bay

North Bondi is the younger of the two, with a median age of 35 against 40 in Rose Bay. In both, most households own their home. In North Bondi, about half of homes are flats or apartments and about half of households are couple families. In Rose Bay, most homes are flats or apartments. Rose Bay is closer to the city centre: 8.4 km, against 10.1 km. On these figures, North Bondi tends to suit share households, while Rose Bay suits people living alone and older residents.

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

Rose Bay

ahead on 2 of the 6 things we measure here

  • has more childcare (14 vs 5)
  • has more schools rated above their peers (4 vs 2)

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 $6,550,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Rose Bay

ahead on the one thing that separates them

  • has cheaper rent ($630/wk vs $700/wk)

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

Rose Bay

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (20% vs 10%)
  • has more GPs (5 vs 3)

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

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

North Bondi Rose Bay
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.

North Bondi Rose Bay
Walkability 90 / 95
North Bondi — Walkability: 90/100 Rose Bay — Walkability: 95/100
Safety 57 / 64
North Bondi — Safety: 57/100 Rose Bay — Safety: 64/100
Low fire risk 100 / 100
North Bondi — Low fire risk: 100/100 Rose Bay — Low fire risk: 100/100

Demographics

North Bondi has higher household incomes ($171,184 vs $132,028); Rose Bay skews older (40 vs 35).

North Bondi Rose Bay
Population 9,290 9,911
+7% vs other
Population trend (2016 → 2021) +1.4% -1.4%
Median age 35 40
Median household income $171,184/yr
+23% vs other
 $132,028/yr
Median weekly rent $700/wk
+10% vs other
 $630/wk

Age profile

Share of residents in each band, 2021 Census.

North Bondi Rose Bay
0-4 6.8% / 5.2%
North Bondi — 0-4: 6.8% Rose Bay — 0-4: 5.2%
5-14 13.2% / 11.2%
North Bondi — 5-14: 13.2% Rose Bay — 5-14: 11.2%
15-19 5.7% / 4.9%
North Bondi — 15-19: 5.7% Rose Bay — 15-19: 4.9%
20-24 4.3% / 5.3%
North Bondi — 20-24: 4.3% Rose Bay — 20-24: 5.3%
25-34 19.8% / 14.4%
North Bondi — 25-34: 19.8% Rose Bay — 25-34: 14.4%
35-44 17.6% / 14.7%
North Bondi — 35-44: 17.6% Rose Bay — 35-44: 14.7%
45-54 14.5% / 13.4%
North Bondi — 45-54: 14.5% Rose Bay — 45-54: 13.4%
55-64 8.6% / 10.7%
North Bondi — 55-64: 8.6% Rose Bay — 55-64: 10.7%
65-74 5.9% / 9.4%
North Bondi — 65-74: 5.9% Rose Bay — 65-74: 9.4%
75-84 2.8% / 7.2%
North Bondi — 75-84: 2.8% Rose Bay — 75-84: 7.2%
85+ 1.1% / 3.6%
North Bondi — 85+: 1.1% Rose Bay — 85+: 3.6%

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

Who lives together

Household composition, 2021 Census.

North Bondi 45.8% couple families
North Bondi — Couple Families: 45.8% North Bondi — Lone Person: 30.9% North Bondi — One Parent Families: 9.2% North Bondi — Group Household: 12.9% North Bondi — Other Families: 1.2%
Rose Bay 37.7% couple families
Rose Bay — Couple Families: 37.7% Rose Bay — Lone Person: 41.7% Rose Bay — One Parent Families: 13.1% Rose Bay — Group Household: 6.3% Rose Bay — Other Families: 1.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

North Bondi 43.8% renting
North Bondi — Owned Outright: 25.6% North Bondi — Mortgage: 30.5% North Bondi — Renting: 43.8%
Rose Bay 44.1% renting
Rose Bay — Owned Outright: 31.2% Rose Bay — Mortgage: 24.7% Rose Bay — Renting: 44.1%
Owned outright Mortgage Renting

Qualifications

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

North Bondi Rose Bay
Bachelor Degree 29.7% / 27.1%
North Bondi — Bachelor Degree: 29.7% Rose Bay — Bachelor Degree: 27.1%
Postgraduate Degree 10.5% / 10.1%
North Bondi — Postgraduate Degree: 10.5% Rose Bay — Postgraduate Degree: 10.1%
Advanced Diploma / Diploma 7.1% / 8.6%
North Bondi — Advanced Diploma / Diploma: 7.1% Rose Bay — Advanced Diploma / Diploma: 8.6%
Certificate III & IV 5.4% / 5.3%
North Bondi — Certificate III & IV: 5.4% Rose Bay — Certificate III & IV: 5.3%
Graduate Diploma / Certificate 2.1% / 2.7%
North Bondi — Graduate Diploma / Certificate: 2.1% Rose Bay — Graduate Diploma / Certificate: 2.7%

Bars are drawn against the largest share shown (29.7%).

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.

North Bondi Rose Bay
South Africa 5.8% / 9.3%
North Bondi — South Africa: 5.8% Rose Bay — South Africa: 9.3%
England 7.8% / 5.6%
North Bondi — England: 7.8% Rose Bay — England: 5.6%
New Zealand 2.0% / 2.1%
North Bondi — New Zealand: 2.0% Rose Bay — New Zealand: 2.1%
Italy 1.2% / 0.9%
North Bondi — Italy: 1.2% Rose Bay — Italy: 0.9%
China — / 2.1%
North Bondi — China: not among its largest Rose Bay — China: 2.1%
France 1.3% / —
North Bondi — France: 1.3% Rose Bay — France: not among its largest

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

North Bondi 52.7% flats / apartments
North Bondi — Flats / Apartments: 52.7% North Bondi — Houses: 19.3% North Bondi — Townhouses: 28.1%
Rose Bay 70.7% flats / apartments
Rose Bay — Flats / Apartments: 70.7% Rose Bay — Houses: 20.6% Rose Bay — Townhouses: 8.7%
Flats / Apartments Houses Townhouses

Property market

North Bondi Rose Bay
Median house price $4,575,000 $6,550,000
Median unit price $1,575,000 $1,600,000
Median land price —
same for both
Typical days to sell (houses) 26 days
from 8 sales
 28 days
from 10 sales

Zoning mix

North Bondi Rose Bay
Residential 80% 53%
Parks and recreation 10% 34%
Infrastructure and transport 2% 8%
Commercial 4% 3%
Environmental 4% 0%
Planning zones cover 100% of North Bondi and 99% of Rose Bay. The rest is unzoned land such as water or road reserve.
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

North Bondi Rose Bay
New dwellings approved 180
across Waverley
 222
across Woollahra
Approvals change year on year +42% -21%

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.

North Bondi Rose Bay
Houses —
same for both
Units — 6.9%
$998/wk on $750K

Ranking within NSW

North Bondi Rose Bay
House price Higher than 98% of NSW Higher than 99% of NSW
Income Higher than 98% of NSW Higher than 89% of NSW
Schools Higher than 85% of NSW Higher than 90% of NSW
Walkability Higher than 96% of NSW Higher than 98% of NSW
Affordability Higher than 6% of NSW Higher than 3% of NSW
EV adoption Higher than 97% of NSW Higher than 98% of NSW
NBN connectivity Higher than 84% of NSW Higher than 86% of NSW
Rental yield (units) — Higher than 100% of NSW

Liveability

North Bondi Rose Bay
Grade A+
same for both
Score 89/100 93/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

North Bondi Rose Bay
Bushfire None
0/100
same for both
Crime Moderate
43/100
 Low
36/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
16/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

North Bondi Rose Bay
Inside the suburb 4 6
Rated above peers 2 4
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 3
1-37 Foveaux Street, Surry Hills NSW 2010, 6.1 km
 3
1-37 Foveaux Street, Surry Hills NSW 2010, 5.4 km
Full-time students aged 15–24 2.8% 2.9%

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

Schools in Rose Bay

  • Cranbrook Junior School Independent · Primary above peers
  • Kambala Independent · Combined above peers
  • McAuley Catholic Primary School Catholic · Primary above peers
  • Rose Bay Public School Government · Primary above peers
  • Rose Bay Secondary College Government · Secondary at peers
  • Kambala, Fernbank Campus Independent · Secondary

Amenities in the suburb

North Bondi Rose Bay
Supermarkets 2 4
Cafes & restaurants 16 18
Parks & reserves 8
same for both
Childcare 5 14
GPs 3 5
Pharmacies 2 5
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 1 2

Mobility

North Bondi Rose Bay
Walkability score 90/100 95/100
Distance to Sydney 10.1 km
+17% vs other
 8.4 km
Drive time (normal traffic) 22 min 19 min
Public transport score 94/100
Bus
 79/100
Bus
Peak arrivals per hour 252.5
7-9am + 5-7pm
 292.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.1%
postcode 2026
 3.5%
postcode 2029
Rooftop solar per 100 dwellings 7
postcode 2026
 8
postcode 2029

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.

North Bondi Rose Bay
Worked from Home 65.1% / 60.3%
North Bondi — Worked from Home: 65.1% Rose Bay — Worked from Home: 60.3%
Car (driver) 25.3% / 29.7%
North Bondi — Car (driver): 25.3% Rose Bay — Car (driver): 29.7%
Walked Only 3.2% / 3.6%
North Bondi — Walked Only: 3.2% Rose Bay — Walked Only: 3.6%
Bus 2.1% / 2.1%
North Bondi — Bus: 2.1% Rose Bay — Bus: 2.1%
Car (passenger) 1.6% / 2.2%
North Bondi — Car (passenger): 1.6% Rose Bay — Car (passenger): 2.2%
Train 1.6% / 1.6%
North Bondi — Train: 1.6% Rose Bay — Train: 1.6%

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

Setting

North Bondi Rose Bay
Elevation 20 m
above sea level, at the suburb centre
 10 m
above sea level, at the suburb centre
Distance to the ocean 580 m
791 m to a named beach
 1.3 km
532 m to a named beach

NBN connectivity

North Bondi Rose Bay
Connectivity score 75/100 77/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 1%
4,233 premises
 8%
5,339 premises

Climate

North Bondi Rose Bay
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)

North Bondi Rose Bay
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

North Bondi Rose Bay
Average residential rate $1,277/yr $1,812/yr
Council Waverley Woollahra

Federal electorate

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

First Home Owner Grant

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

Tags

North Bondi

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

Rose Bay

Apartments Beach Coastal Inner Parks Premium Professionals Urban

More comparisons

Other comparisons with North Bondi

North Bondi vs Bondi Beach North Bondi vs Bellevue Hill North Bondi vs Dover Heights

Other comparisons with Rose Bay

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