Bonnet Bay
Household income in the 97.7th percentile nationally and a median house price of $1,710,000 position Bonnet Bay among the most affluent pockets of southern Sydney. What is less expected is how owner-occupied the suburb is: 45.1% of dwellings are owned outright and only 5.1% are rented, compared to a much higher national rental share. The suburb covers just 1.13 square kilometres, is 98.9% detached housing, and 88.2% of residents had not moved address in the five years before the census, a turnover rate of 11.8% versus national norms that sit well above 30%. Median age of 44 sits 4 years above national, consistent with long-term ownership rather than demographic churn.
Population
2,238
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$3,087/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Median House
$1.7M
2024-2025 (PSI derived)
Entry into Bonnet Bay requires a $1,710,000 median, and the affordability pressure is real even for high earners: monthly mortgage repayments average $3,000, though the mortgage-to-income ratio of 22.4% stays below the 30% stress threshold because household incomes sit in the 97.7th percentile. Prices eased 1.4% from $1,725,000 in 2024 to $1,700,000 in 2025, which is a modest correction rather than a structural decline. The stock is almost entirely separate houses at 98.9%, and 69% of dwellings have 4 or more bedrooms, indicating a market built for families with space requirements. Only 29.4% are 3-bedroom homes, so buyers looking for a smaller entry point will find limited options compared to most Sydney suburbs.
For Buyers
Entry into Bonnet Bay requires a $1,710,000 median, and the affordability pressure is real even for high earners: monthly mortgage repayments average $3,000, though the mortgage-to-income ratio of 22.4% stays below the 30% stress threshold because household incomes sit in the 97.7th percentile. Prices eased 1.4% from $1,725,000 in 2024 to $1,700,000 in 2025, which is a modest correction rather than a structural decline. The stock is almost entirely separate houses at 98.9%, and 69% of dwellings have 4 or more bedrooms, indicating a market built for families with space requirements. Only 29.4% are 3-bedroom homes, so buyers looking for a smaller entry point will find limited options compared to most Sydney suburbs.
For Investors
Bonnet Bay is not an investor market. The rental stock is only 5.1% of dwellings, against a national figure that is roughly five times higher, which means vacancy risk is low but available properties are extremely scarce. Weekly rent averages $700 and the vacancy rate sits at 3.7%. Against a $1,710,000 median, the implied gross yield is under 2.1%, making the suburb less competitive than higher-renter suburbs for yield-focused strategies. Development activity is minimal, with 7 applications in the past 12 months, mostly alterations and additions rather than new supply. Investors who do hold here benefit from the stability that comes with an 88.2% resident retention rate and demand anchored to professional families who hold homes long-term.
Development Activity
Total DAs
70
Last 12 Months
6
YoY ChangeiYear-over-year change in DA lodgements
-33.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bonnet Bay iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bonnet Bay Public School
K-6 · 197 students
Demographics
Bonnet Bay's median age of 44 runs 4 years above the national figure, reflecting a settled population of long-term owner-occupiers rather than a suburb cycling through young families. University qualifications reach 44.9%, which is 14.8 percentage points above the national average, aligning with a workforce dominated by Professionals (370 residents) and Managers (220). Overseas-born residents account for 21.4%, close to the national figure. Ancestry is predominantly Anglo-Celtic, led by English (932), Irish (332) and Scottish (261). Average household size is 3.0, which is 0.5 above the national average, consistent with the large family homes that make up the majority of the stock. Couples with children number 883, the largest household type.
Age Distribution
Bedrooms
Dwelling Structure
98.9%
Houses
N/A
Townhouse
1.1%
Apartment
Tenure
The ownership structure here is distinctive: 45.1% of households own their home outright, 49.8% carry a mortgage, and just 5.1% rent. That outright ownership share is substantially above most comparable Sydney suburbs, where mortgage dominance is the norm. Separate houses account for 98.9% of the stock, with apartments a negligible 1.1%. The bedroom profile skews large, with 69% of homes having 4 or more bedrooms and 29.4% having 3. Prices moved from $1,725,000 in 2024 to $1,700,000 in 2025, a 1.4% fall. Mortgage-to-income at 22.4% and rent-to-income at 22.7% both sit below the 30% stress threshold, indicating that residents are comfortable servicing their housing costs relative to income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$700
HH Size
3.0
Personal Income / wk
$1,104
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.7%
Unoccupied
28
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.6%
Couples, no children
2,072
Total families
Economy & Employment
The local workforce concentrates in high-income industries: Professional and Technical services lead at 15.6% of employed residents (140 workers), followed by Healthcare at 13.1% (118) and Education at 11.8% (106). Finance accounts for 9.2% (83 workers) and Construction for 7.9% (71). By occupation, Professionals dominate at 370, with Managers at 220 and Clerical/Admin at 191. The unemployment rate is 3.4%, and 66.4% of employed residents work full-time, with part-time at 351 workers. Participation sits at 59.5%, which is below national norms, partly because the older median age of 44 leaves 588 residents not in the labour force, a pattern consistent with semi-retirement among established owner-occupiers.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.4%
Part-time
30.2%
Participation
59.5%
Employed
1,045
Occupations
Top Industries
University
44.9%
Postgraduate
11.1%
Born Overseas
21.4%
Dwellings
738
Transport to Work
Car dependence is pronounced: 92% of residents drive to work, and only 2.5% use public transport, placing Bonnet Bay well below the state average for transit access. That reflects its geography as a small residential enclave in the Sutherland Shire rather than a transit corridor suburb. Volunteering runs at 19.4%, above typical suburban rates, consistent with the stable, long-established community. Only 2.6% of residents (56 people) need daily assistance, which is low relative to the older median age of 44 and suggests good health outcomes among the population. No schools are recorded within the suburb boundary, so families draw on institutions in surrounding Sutherland Shire suburbs. Housing stress is absent at both the mortgage level (22.4% of income) and the rental level (22.7% of income).
Drive
92.0%
Public Transport
2.5%
Walk / Cycle
0.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bonnet Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bonnet Bay a good suburb to live in?
Bonnet Bay suits established families who value privacy, space and stability. Household income sits in the 97.7th percentile nationally, 98.9% of homes are detached houses, and 88.2% of residents had not moved in five years. The main trade-offs are a $1,710,000 median price and 92% car dependence, with only 2.5% of residents using public transport.
What is the median house price in Bonnet Bay?
The median house price is $1,710,000 based on PSI-derived data for 2024-2025. Prices edged down 1.4% from $1,725,000 in 2024 to $1,700,000 in 2025. Monthly mortgage repayments average $3,000, and the mortgage-to-income ratio is 22.4%, below the 30% stress threshold.
What schools are in Bonnet Bay?
No schools are recorded inside the Bonnet Bay boundary in this dataset. Families draw on schools in neighbouring Sutherland Shire suburbs. Despite the absence of local schools, 44.9% of residents hold university qualifications, which is 14.8 percentage points above the national average.
Is Bonnet Bay safe?
Detailed crime statistics are not available for Bonnet Bay in this dataset. As an indirect indicator, only 2.6% of residents (56 people) need daily assistance, and the suburb has a resident retention rate of 88.2%, both consistent with a stable, low-disadvantage area. Household incomes sit in the 97.7th percentile nationally.
Is Bonnet Bay good for property investment?
Bonnet Bay is better suited to capital preservation than yield. The rental share is just 5.1%, far below national norms, and weekly rent of $700 against a $1,710,000 median implies a gross yield under 2.1%. Vacancy sits at 3.7%. The 88.2% resident retention rate and minimal new supply of 7 DAs in 12 months favour price stability over growth.
How is Bonnet Bay's population changing?
Bonnet Bay's population is 2,238 across 1.13 square kilometres, giving a density of 1,981 people per square kilometre. The suburb has a turnover rate of just 11.8%, meaning 88.2% of residents stayed in the same address over five years. The median age of 44 is 4 years above the national figure, pointing to an aging, settled population rather than demographic expansion.
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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