Bondi
At 12,040 persons per square kilometre in just 0.86 square kilometres, Bondi is one of Australia's densest suburbs, yet 79.7% of its housing stock is apartments, explaining how 10,411 residents fit into an area smaller than many suburban parks. Nearly half (49.2%) were born overseas, 27.6 percentage points above the national average, and 58.9% rent, creating a transient, renter-majority community that turns over rapidly. SEIFA reads IRSAD decile 10, IEO decile 10 and IRSD decile 10, placing Bondi in the top tier despite its renter character, because the residents who cycle through carry high credentials (60.7% university) and earn at the 92.8 percentile. Prices surged 9.8% in a year, from $1,575,000 to $1,730,000, the strongest growth in the Eastern Suburbs.
Population
10,411
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$2,546/wk
DAs (12 months)iDevelopment Applications lodged in the past year
104
Median House
$1.6M
2024-2025 (PSI derived)
The $1,635,000 median grew 9.8% year-on-year, from $1,575,000 to $1,730,000, the sharpest increase among Eastern Suburbs suburbs. Apartments account for 79.7% of stock, semi-detached 12.0% and detached houses just 6.6%, making this almost exclusively an apartment market. Two-bedroom units dominate at 50.5%, followed by three-bedroom at 21.3%, studio/one-bedroom at 18.6% and four-plus at 9.6%. Monthly mortgage of $3,033 produces a 27.5% mortgage-to-income ratio, below the 30% stress line, which is notable given the premium location. Only 20.5% own outright and 20.6% hold mortgages, while the 58.9% renter majority means buying is the minority choice. The 39.8% couples-without-children share and 2.1 average household size confirm the target buyer is a professional couple or single. Walking/cycling at 16.7% and public transport at 14.5% give a 31.2% non-car commute share.
For Buyers
The $1,635,000 median grew 9.8% year-on-year, from $1,575,000 to $1,730,000, the sharpest increase among Eastern Suburbs suburbs. Apartments account for 79.7% of stock, semi-detached 12.0% and detached houses just 6.6%, making this almost exclusively an apartment market. Two-bedroom units dominate at 50.5%, followed by three-bedroom at 21.3%, studio/one-bedroom at 18.6% and four-plus at 9.6%. Monthly mortgage of $3,033 produces a 27.5% mortgage-to-income ratio, below the 30% stress line, which is notable given the premium location. Only 20.5% own outright and 20.6% hold mortgages, while the 58.9% renter majority means buying is the minority choice. The 39.8% couples-without-children share and 2.1 average household size confirm the target buyer is a professional couple or single. Walking/cycling at 16.7% and public transport at 14.5% give a 31.2% non-car commute share.
For Investors
The 58.9% renter share, one of the highest in Sydney, provides a very deep tenant pool of young professionals, international workers and lifestyle residents. Median weekly rent of $656 against the $1,635,000 median delivers a gross yield of roughly 2.1%, better than most Eastern Suburbs suburbs. The 11.5% vacancy rate is elevated but common in beach suburbs with seasonal and short-term rental components. Development activity is moderate at 94 DAs in 12 months, including residential flat building alterations and new construction. Population grows at 0.73% per year (139 persons), driven by overseas migration of +542 net per year against internal outflow of -284. The suburb fully recovered from COVID, now above pre-pandemic levels. Rent grew 30.4% over the decade, and real income grew 21.9%, both strong rates that signal ongoing rental demand.
Development Activity
Total DAs
467
Last 12 Months
104
YoY ChangeiYear-over-year change in DA lodgements
+15.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bondi iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Montessori East
K-6 · 80 students
Bondi Public School
K-6 · 464 students
Demographics
English ancestry leads at 3,169 but the large unspecified category (2,409), Irish (1,279) and Scottish (801) create a British Isles core. The 49.2% overseas-born share, 27.6 percentage points above national, reflects Bondi's role as an international landing suburb, particularly for backpackers and young professionals. Portuguese (141), Russian (125), French (107) and Italian (90) lead non-English languages, pointing to Brazilian, Eastern European and European migration. University qualifications at 60.7%, 30.6 percentage points above national, drive the Professional (2,524) and Manager (1,242) workforce that accounts for 68.0% of employed residents. The median age of 34, six years below national, and 39.8% couples-without-children share confirm a young, mobile demographic. Judaism (1,425) is the second-largest religion after Christianity (3,067), reflecting the broader Eastern Suburbs Jewish community.
Age Distribution
Bedrooms
Dwelling Structure
6.6%
Houses
12.0%
Townhouse
79.7%
Apartment
Tenure
Tenure is overwhelmingly renter: 58.9% rent, 20.5% own outright and 20.6% hold mortgages. The near-60% renter share is almost triple the national average. Apartments at 79.7% dominate, with two-bedroom stock making up 50.5% of all dwellings, the single most common type. Semi-detached at 12.0% and detached houses at 6.6% are minority segments. Prices surged from $1,575,000 to $1,730,000, a 9.8% gain, the strongest in the Eastern Suburbs. Despite the renter majority, mortgage stress at 27.5% and rent stress at 25.8% are both below their respective thresholds, meaning both buyers and tenants are currently not under extreme financial pressure. This is because the 92.8 percentile household income ($2,546 weekly) provides capacity, even though the suburb is expensive in absolute terms.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,033
Rent / wk
$656
HH Size
2.1
Personal Income / wk
$1,386
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.5%
Unoccupied
585
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.8%
Couples, no children
6,332
Total families
Economy & Employment
Professional/Technical services dominate at 22.7% (1,117 workers), followed by Finance at 10.9% (537), Healthcare at 10.8% (534), Construction at 7.4% (363) and Education at 7.1% (350). The 22.7% Professional/Tech share is one of the highest in Sydney, reflecting Bondi's concentration of consultants, tech workers and creative professionals. Professionals (2,524) and Managers (1,242) together account for 68.0% of employed residents. Full-time employment at 72.1% is above the national rate, and unemployment at 4.6% is near median. SEIFA shows IEO decile 10 and IER decile 6, the gap reflecting that high housing costs erode net economic resources even when gross income is at the 92.8 percentile. IRSAD decile 10 and IRSD decile 10 confirm overall advantage despite the IER drag.
Unemployment
2.9%
Labour Force
13,739
Unemployed
393
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
72.1%
Part-time
23.3%
Participation
63.9%
Employed
5,540
Occupations
Top Industries
University
60.7%
Postgraduate
16.0%
Born Overseas
49.2%
Dwellings
4,480
Transport to Work
Two schools serve the suburb, both well above ICSEA 1,000: Montessori East (1,188, Independent, 80 students) and Bondi Public School (1,139, Government, 464 students). Both are primary level, so secondary students must travel to neighbouring suburbs. Car dependence at 63.8% is low by Sydney standards, with 16.7% walking/cycling and 14.5% public transport giving a combined non-car mode share of 31.2%. Bus routes connect to Bondi Junction station on the T4 line. Crime data is not available, but IRSD decile 10 and 3.2% need-for-assistance rate indicate very low disadvantage. The 14.7% volunteering rate is near the national average. The beach itself functions as core community infrastructure, shaping the suburb's identity and lifestyle appeal.
Drive
63.8%
Public Transport
14.5%
Walk / Cycle
16.7%
Work from Home
N/A
Population Forecast
+0.73%/yr
(+139 people/yr)
EstablishedPopulation grows at 0.73% per year (139 persons), with medium projections reaching 19,770 by 2031. The suburb fully recovered from its 2.6% COVID dip, now 5.9% above the pandemic low. Overseas migration at +542 net per year is among the highest in Sydney, while internal outflow runs -284 per year, the classic inner-city pattern where young renters eventually leave for family housing. Population grew 11.8% over the past decade. The stable trajectory maintains the age structure: young share unchanged, senior share +0.2 points, working-age +0.5 points. Gentrification score of 41 (early signs) reflects the 21.9% real income growth and 30.4% rent growth over the decade. The 9.8% price surge in the latest year suggests renewed capital inflow, potentially from international buyers and returning expatriates.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+542
Net Internal / yr
-284
Gentrification Signal
Early signs
Population +13% since 2011, Net internal outflow -284/yr, Strong overseas inflow +542/yr, COVID recovered (-3% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bondi compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bondi a good suburb to live in?
Bondi suits young professionals wanting beachside apartment living at $1,635,000 median with mortgage stress at 27.5%, below the threshold. IRSAD decile 10 and 60.7% university rate reflect a high-credential community. Trade-offs: 58.9% renter-majority suburb, 11.5% vacancy, 79.7% apartments with limited house options, and 12,040/sqkm density.
What is the median house price in Bondi?
The median is $1,635,000 (PSI derived), with prices surging 9.8% from $1,575,000 to $1,730,000, the strongest growth in the Eastern Suburbs. Monthly mortgage of $3,033 produces 27.5% mortgage-to-income, below the stress line. Median rent is $656/week with 11.5% vacancy. Gross yield is roughly 2.1%.
What schools are in Bondi?
Two primary schools, both above ICSEA 1,000: Montessori East (1,188, Independent, 80 students) and Bondi Public School (1,139, Government, 464 students). No secondary school is within the suburb. The IEO decile 10 reflects the 60.7% university rate, 30.6 percentage points above the national average.
Is Bondi safe?
Crime data is not available. IRSD decile 10 (lowest disadvantage nationally) and 3.2% need-for-assistance rate are strong safety proxies. Unemployment at 4.6% is near the national rate. The high population turnover from 58.9% renter share and 49.2% overseas-born means the community is transient, but the economic indicators remain consistently positive.
Is Bondi good for property investment?
The 58.9% renter share provides one of Sydney's deepest tenant pools. Gross yield of roughly 2.1% ($656 rent on $1,635,000) is above nearby suburbs. Price growth of 9.8% was the strongest in the Eastern Suburbs. Overseas inflow of +542 net/year sustains tenant demand. Risks: 11.5% vacancy (holiday/short-term rental component), apartment-dominated stock (79.7%), and strata costs.
How is Bondi's population changing?
Population grows at 0.73% per year (139 persons), driven by overseas migration (+542 net/year) against internal outflow of -284/year. With 49.2% born overseas (27.6 points above national), Bondi functions as a landing suburb for international arrivals who typically stay 2 to 5 years. COVID recovery was full: population now 5.9% above the pandemic low. Medium projection: 19,770 by 2031.
What languages are spoken in Bondi?
Portuguese (141 speakers), Russian (125), French (107), Italian (90) and Mandarin (39) lead non-English languages. The 49.2% overseas-born share is 27.6 percentage points above national. The Portuguese community likely reflects Brazilian backpackers and professionals, while Russian speakers connect to the broader Eastern Suburbs Jewish-Russian community. Judaism (1,425) is the second-largest religion.
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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