Bundeena
A population of just 2,103 crammed into 1.18 square kilometres makes Bundeena one of the smallest suburbs by headcount in the Sutherland Shire, yet it carries a median house price of $1,350,000 and a SEIFA advantage decile of 9 on IRSAD, placing it well above average nationally. What makes it stand out is the combination of high ownership and high vacancy: 44.9% of dwellings are owned outright, among the highest tenure rates in NSW, while the vacancy rate reaches 15.0%, twice the national average, pointing to a significant holiday or secondary-home segment. The median age of 50 is 10 years above the national figure, signalling an established, aging resident base rather than a suburb attracting young families.
Population
2,103
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$1,832/wk
DAs (12 months)iDevelopment Applications lodged in the past year
20
Median House
$1.4M
2024-2025 (PSI derived)
The $1,350,000 median house price represents a 1.5% rise from $1,330,000 in 2024, a modest gain compared to stronger Sydney markets. The stock is overwhelmingly detached houses at 96.8%, making it one of the most house-dominant suburbs in NSW, with apartments accounting for just 1.6%. Bedroom distribution skews large, with 40.6% three-bedroom homes and 39.4% with four or more bedrooms, so buyers get space. Monthly mortgage repayments average $2,600, producing a mortgage-to-income ratio of 32.8%, above the 30% stress threshold despite household incomes in the 66th percentile nationally. The 44.9% outright-ownership rate, higher than state averages, reflects a long-established owner base unlikely to be forced sellers, which supports price stability but limits turnover.
For Buyers
The $1,350,000 median house price represents a 1.5% rise from $1,330,000 in 2024, a modest gain compared to stronger Sydney markets. The stock is overwhelmingly detached houses at 96.8%, making it one of the most house-dominant suburbs in NSW, with apartments accounting for just 1.6%. Bedroom distribution skews large, with 40.6% three-bedroom homes and 39.4% with four or more bedrooms, so buyers get space. Monthly mortgage repayments average $2,600, producing a mortgage-to-income ratio of 32.8%, above the 30% stress threshold despite household incomes in the 66th percentile nationally. The 44.9% outright-ownership rate, higher than state averages, reflects a long-established owner base unlikely to be forced sellers, which supports price stability but limits turnover.
For Investors
At $554 weekly rent against a $1,350,000 median, the gross yield sits near 2.1%, below typical Sydney investment benchmarks. The 15.0% vacancy rate is the critical signal: it is roughly double the national average and points to a large proportion of dwellings used as holiday homes or secondary residences rather than investment rentals. Only 17.9% of dwellings are rented, well below the national average, limiting the rental pool. Development activity is light at 15 applications in the past 12 months, all residential alterations or rebuilds rather than new supply, consistent with a constrained-supply market. Net internal migration runs negative at minus 124 per year while overseas arrivals add 298, so underlying demand has an international flavour rather than local churn.
Development Activity
Total DAs
135
Last 12 Months
20
YoY ChangeiYear-over-year change in DA lodgements
-23.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bundeena iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bundeena Public School
K-6 · 174 students
Demographics
The median age of 50 is 10 years above the national figure, and the senior share of the population rose 5.2 points over the decade while the working-age share fell 3.7 points, confirming an accelerating aging trajectory. University qualifications at 39.9% sit 9.8 percentage points above national, consistent with the professional-heavy occupational mix. Overseas-born residents at 23.2% are 1.6 points above national. Ancestry leans strongly Anglo-Celtic: English (900), Irish (363) and Scottish (265) are the top three groups. Average household size is 2.5, matching the national figure, though couples with no children (34.1% of families) outnumber those with children, reflecting the older age profile. Volunteering at 20.7% is above the national average, reinforcing the active-community character of an established suburb.
Age Distribution
Bedrooms
Dwelling Structure
96.8%
Houses
0.5%
Townhouse
1.6%
Apartment
Tenure
Bundeena is almost entirely detached houses at 96.8%, versus the national figure where apartments and semis make up a much larger share, making it a rare pocket of pure residential housing within reach of Sydney. Tenure is weighted toward outright ownership at 44.9%, compared to the national norm where mortgage holders typically outnumber outright owners, and only 37.3% carry a mortgage. Renters are a thin slice at 17.9%. The price rose from $1,330,000 in 2024 to $1,350,000 in 2025, a 1.5% gain, with both the peak and current price at $1,350,000. Four-plus bedroom homes account for 39.4% and three-bedroom homes 40.6%, so 80% of the stock is three bedrooms or larger. Both mortgage stress (32.8% of income) and rent stress (30.2% of income) exceed the 30% threshold, which reflects high asset prices rather than low incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,600
Rent / wk
$554
HH Size
2.5
Personal Income / wk
$812
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.0%
Unoccupied
140
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.2% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.8% stressed
Community Profile
Ancestry
Household Composition
34.1%
Couples, no children
1,696
Total families
Economy & Employment
Healthcare leads local industry at 17.0% (115 workers), followed by Education at 14.9% (101) and Construction at 12.1% (82), with Professional/Tech at 12.0% and Public Admin at 9.2%. By occupation, Professionals dominate at 264 workers, with Managers second at 153, which aligns with the decile 8 IEO score for education and occupation, above average nationally. The unemployment rate is 5.1%, modestly above the national average, with only 42 residents unemployed from a small labour force. The participation rate of 47.6% is notably low, because 709 residents are not in the labour force, consistent with the high median age of 50 and the large retiree cohort. Real incomes grew 11.9% over the decade, a solid gain compared to inflation, though below faster-growing markets.
Unemployment
2.6%
Labour Force
15,819
Unemployed
404
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.3%
Part-time
37.6%
Participation
47.6%
Employed
786
Occupations
Top Industries
University
39.9%
Postgraduate
13.0%
Born Overseas
23.2%
Dwellings
790
Transport to Work
Car dependence is extreme: 87.2% of residents drive to work, well above the national average, because Bundeena sits at the end of a peninsula inside Royal National Park and ferry access is the primary alternative. Public transport use is just 0.8%, compared to double-digit rates in inner Sydney. Walking and cycling account for 7.9%, high by outer-suburban standards, reflecting the compact 1.18 square kilometre footprint. No schools are recorded within the suburb boundary, so families depend on institutions in surrounding suburbs. The suburb scores decile 9 on IRSAD, the top-two advantage tier nationally, and decile 8 on IEO, indicating above-average education and occupation outcomes. Only 4.9% of residents (99 people) need daily assistance, low relative to the older median age of 50, suggesting a physically active and healthy resident base.
Drive
87.2%
Public Transport
0.8%
Walk / Cycle
7.9%
Work from Home
N/A
Population Forecast
+0.6%/yr
(+153 people/yr)
EstablishedPopulation growth runs at 0.6% annually, adding about 153 persons per year, and the 10-year change of 12.5% puts Bundeena ahead of many slow-growth established suburbs. The broader SA2 population trajectory points to continued modest gains through 2031 under medium forecasts. The key driver is overseas migration, with a net annual inflow of 298 more than offsetting internal outflow of minus 124 per year. The gentrification score of 14 classifies the suburb as not gentrifying, consistent with an already high-decile area where prices start well above the median. Affordability held remarkably stable across the decade: 45.3% of income in 2011 versus 44.5% in 2021, bucking the trend of deteriorating affordability seen across most of Sydney. Rent grew 35.1% over the period, faster than income growth of 11.9%, a gap that favours landlords over tenants.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+298
Net Internal / yr
-124
Gentrification Signal
Not gentrifying
Population +12% since 2011, Net internal outflow -124/yr, Strong overseas inflow +298/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bundeena compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bundeena a good suburb to live in?
Bundeena ranks in IRSAD decile 9, the top-two advantage tier nationally, with household incomes in the 66th percentile. University qualifications reach 39.9%, which is 9.8 points above national. The main trade-offs are extreme car dependence (87.2% drive), no schools within the suburb, and a $1,350,000 median house price.
What is the median house price in Bundeena?
The median house price is $1,350,000 as of 2025, up 1.5% from $1,330,000 in 2024. Monthly mortgage repayments average $2,600, and the mortgage-to-income ratio of 32.8% exceeds the 30% stress threshold. Weekly rent averages $554.
What schools are in Bundeena?
No schools are recorded within the 1.18 square kilometre Bundeena boundary in this dataset. Families rely on schools in neighbouring suburbs. Despite this, local educational attainment is strong, with 39.9% of residents holding university qualifications, which is 9.8 points above the national figure.
Is Bundeena safe?
Detailed crime statistics are not available for Bundeena in this dataset. As an indirect indicator, the suburb scores decile 9 on the IRSD index of relative disadvantage, a top-two result nationally, and only 4.9% of its 2,103 residents need daily assistance. Both signals are consistent with a low-disadvantage environment.
Is Bundeena good for property investment?
Gross yield is near 2.1%, calculated from $554 weekly rent against a $1,350,000 median, which is low by investment benchmarks. The 15.0% vacancy rate signals a large holiday-home segment rather than a rental market. Development supply is tight at 15 applications in 12 months, and overseas migration adds 298 net residents annually, supporting long-term demand.
How is Bundeena's population changing?
Bundeena grows at 0.6% annually, adding roughly 153 persons per year, with a 12.5% increase over the past decade. Overseas migration drives this at plus 298 net per year, offsetting internal outflow of minus 124. Medium forecasts show continued modest growth through 2031, though the suburb is aging, with the senior share rising 5.2 points over the decade.
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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