Bondi Beach
At 9,443.1 residents per sq km, Bondi Beach is one of Sydney's most intensely occupied coastal pockets, with 11,513 people in just 1.22 sq km. Compared with nearby Bronte and Tamarama, its identity is more renter-led and apartment-heavy: 67.5% rent and 85.9% live in apartments. The trade-off is access and energy rather than space, because the median age is 33 and household income sits in the 96.1 percentile.
Population
11,513
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$2,795/wk
DAs (12 months)iDevelopment Applications lodged in the past year
137
Median House
$4.6M
12m to Jun 2026 (PSI)
Homebuyers are buying scarcity more than land. The median house price is $1,800,000, but only 4.1% of dwellings are separate houses and 85.9% are apartments, so most choices are strata homes. The 2025 price point is 6.9% below the 2024 peak of $1,880,500, which gives buyers some leverage. Two-bedroom homes dominate at 50.6%, while 0 or 1 bedroom stock is 27.3%; this suits singles and couples better than larger families.
For Buyers
Homebuyers are buying scarcity more than land. The median house price is $1,800,000, but only 4.1% of dwellings are separate houses and 85.9% are apartments, so most choices are strata homes. The 2025 price point is 6.9% below the 2024 peak of $1,880,500, which gives buyers some leverage. Two-bedroom homes dominate at 50.6%, while 0 or 1 bedroom stock is 27.3%; this suits singles and couples better than larger families.
For Investors
Investor demand is structurally deep because 67.5% of households rent, far higher than combined outright and mortgaged ownership at 32.6%. Weekly rent is $675 (2021 Census) and rent growth in the shift indicators is 37.8%, but the 16.1% vacancy rate means cash flow can be uneven. The 139 development applications over 12 months point to constant renewal; that can lift amenity but also adds competing stock in an apartment market where 85.9% of dwellings are units.
Development Activity
Total DAs
829
Last 12 Months
137
YoY ChangeiYear-over-year change in DA lodgements
-27.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bondi Beach iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Galilee Catholic Primary School
K-6 · 88 students
Bondi Beach Public School
K-6 · 348 students
Demographics
Bondi Beach skews young and highly credentialed: the median age is 33, 7.0 years lower than the national benchmark, and 64.4% hold a university qualification, 34.3 percentage points above national. Overseas-born residents make up 48.2%, 26.6 points above national, which explains the strong international turnover. English ancestry is the largest count at 3,884, followed by Irish at 1,516, while French, Italian and Portuguese are the leading non-English languages listed.
Age Distribution
Bedrooms
Dwelling Structure
4.1%
Houses
9.8%
Townhouse
85.9%
Apartment
Tenure
The housing stock is almost entirely compact strata. Apartments account for 85.9% of dwellings, compared with just 4.1% separate houses and 9.8% semi-detached homes, so buyers wanting land face a thin market. Ownership is lower than renting: 16.1% own outright, 16.5% have a mortgage and 67.5% rent. The price series softened from $1,880,500 in 2024 to $1,750,000 in 2025, a 6.9% fall from peak, because values are sensitive when discretionary coastal buyers pause.
Median House Price Trend
Source: State Valuer-General (12m to Jun 2026 (PSI))
Mortgage / mo
$3,033
Rent / wkiMedian weekly rent for new bonds (January to March 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $675.
$1,100
Bond data Mar 2026 · houses $1,800 · units $1,050
HH Size
2.0
Personal Income / wk
$1,583
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.1%
Unoccupied
995
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
44.5%
Couples, no children
6,503
Total families
Economy & Employment
Bondi Beach's economy is powered by high-income office and knowledge work rather than local retail alone. Professional and tech roles employ 1,484 people or 25.5%, followed by finance at 689 and healthcare at 511. Occupations mirror that, with 3,119 professionals and 1,612 managers. Full-time work is 74.8% and unemployment is 4.2%, helping household income reach the 96.1 percentile. SEIFA is uneven: IEO and IRSAD are both decile 10, while IER is decile 5, pointing to high skills but mixed economic resources among renters.
Unemployment
2.8%
Labour Force
16,227
Unemployed
457
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
74.8%
Part-time
21.0%
Participation
67.4%
Employed
6,616
Occupations
Top Industries
University
64.4%
Postgraduate
17.8%
Born Overseas
48.2%
Dwellings
5,164
Transport to Work
Livability is beach-led, walkable and compact. Walking or cycling captures 20.7% of commuting, higher than the 11.8% using public transport, while 63.6% still drive, so parking pressure is part of daily life. The school offer is primary-only, with 2 campuses across Catholic and Government sectors; ICSEA runs from 1120 at Bondi Beach Public to 1160 at Galilee Catholic, with enrolments of 348 and 88. IRSAD decile 10 signals very high advantage compared with the state average.
Drive
63.6%
Public Transport
11.8%
Walk / Cycle
20.7%
Work from Home
N/A
Population Forecast
+0.34%/yr
(+77 people/yr)
EstablishedGrowth is steady rather than explosive. The medium scenario reaches 22,959 people by 2031, with annual growth of 0.34% or 77 people, below faster greenfield or high-rise corridors because Bondi Beach is already built out. Migration is the engine: average net overseas migration adds 760 people a year while net internal migration is -592, showing locals are priced out or moving for space. Gentrification is only at a score of 20 and stage 'Early signs', after a COVID dip of -8.0% fully recovered.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+760
Net Internal / yr
-592
Gentrification Signal
Early signs
Net internal outflow -592/yr, Strong overseas inflow +760/yr, COVID recovered (-8% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bondi Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bondi Beach a good suburb to live in?
Yes, especially for people who value beach access, walkability and a younger resident base. The median age is 33, 20.7% of commuters walk or cycle, and 85.9% of homes are apartments, so it suits compact coastal living more than large-house buyers.
What is the median house price in Bondi Beach?
The median house price is $1,800,000. The recent price series also shows a 2025 point of $1,750,000, which is 6.9% below the 2024 peak of $1,880,500, indicating a softer recent market.
What schools are in Bondi Beach?
Bondi Beach has 2 local primary schools. Galilee Catholic Primary School has ICSEA 1160 and 88 students, while Bondi Beach Public School has ICSEA 1120 and 348 students, giving families Catholic and Government options.
Is Bondi Beach safe?
A current suburb crime rate per 1,000 residents is not available, so safety should be checked against NSW Police updates before renting or buying. For daily activity, 20.7% of commuters walk or cycle and the suburb has 11,513 residents.
Is Bondi Beach good for property investment?
It has strong rental depth, with 67.5% of households renting and a median rent of $675 (2021 Census) per week. The caution is vacancy at 16.1%, which is high, so investors should price holding costs carefully.
How is Bondi Beach's population changing?
Population growth is slow, at 0.34% or about 77 people per year. The medium scenario reaches 22,959 people by 2031, driven by average overseas migration of +760 a year and internal migration of -592 a year.
What languages are spoken in Bondi Beach?
English is dominant, but the area has a visible international mix because 48.2% of residents were born overseas. Listed language counts include French at 162, Italian at 111, Portuguese at 97, Russian at 62 and German at 56.
Is there much development in Bondi Beach?
Yes. There were 139 development applications over 12 months, which is substantial for a 1.22 sq km suburb. Most activity is likely renewal, alterations and commercial upgrades rather than large new land releases.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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