North Bondi
Household income at the 98.6th percentile nationally ($3,292/week) and a $3,250,000 median place North Bondi in Australia's ultra-luxury tier, yet 43.8% of residents rent and 52.7% of dwellings are apartments. This creates an unusual dynamic where extreme wealth coexists with transient rental tenure. The suburb lost 8.0% of its population during COVID (dropping from 22,892 to 21,052), has since recovered to 22,633, but remains 1.1% below its pre-pandemic peak. Judaism (2,049 adherents) is the second-largest religion after Christianity (2,572), a distinctive concentration rarely seen outside a handful of Sydney postcodes. With 63.8% university-qualified, 33.7 points above the national average, this is one of the most credentialed suburbs in Australia.
Population
9,290
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$3,292/wk
DAs (12 months)iDevelopment Applications lodged in the past year
142
Median House
$3.2M
2024-2025 (PSI derived)
The $3,250,000 median reflects an apartment-heavy market, with detached houses at just 19.2% commanding significant premiums above this figure. Two-bedroom units dominate at 40.6%, followed by four-plus bedroom homes (25.0%) and three-bedrooms (23.0%). The price rose 16.6% from $2,900,000 in 2024 to $3,382,500 in 2025. Monthly mortgage repayments of $3,966 produce a mortgage-to-income ratio of 27.8%, notably below the stress threshold, because incomes are extraordinarily high. Only 25.6% own outright and 30.5% carry mortgages, meaning that despite affordability metrics looking manageable, the absolute cost barrier keeps most Australians out of this market entirely.
For Buyers
The $3,250,000 median reflects an apartment-heavy market, with detached houses at just 19.2% commanding significant premiums above this figure. Two-bedroom units dominate at 40.6%, followed by four-plus bedroom homes (25.0%) and three-bedrooms (23.0%). The price rose 16.6% from $2,900,000 in 2024 to $3,382,500 in 2025. Monthly mortgage repayments of $3,966 produce a mortgage-to-income ratio of 27.8%, notably below the stress threshold, because incomes are extraordinarily high. Only 25.6% own outright and 30.5% carry mortgages, meaning that despite affordability metrics looking manageable, the absolute cost barrier keeps most Australians out of this market entirely.
For Investors
Renters at 43.8% provide a solid tenant pool, well above the national average, but the 11.5% vacancy rate is alarmingly high and suggests significant oversupply or short-stay leakage. Median rent of $700/week against a $3,250,000 median produces a gross yield of approximately 1.1%, one of the lowest nationally and typical of trophy-asset markets where capital growth, not yield, drives investment. With 137 development applications in 12 months, the pipeline remains active. Net overseas migration runs at 760 per year, but this is offset by a net internal outflow of 592, creating a revolving-door population where international arrivals replace domestic departures.
Development Activity
Total DAs
737
Last 12 Months
142
YoY ChangeiYear-over-year change in DA lodgements
+11.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
University qualifications at 63.8% are 33.7 percentage points above the national average, placing North Bondi among Australia's most educated suburbs. English ancestry leads at 2,888, but the second-largest group is classified as 'Other' (2,070), indicating a cosmopolitan mix. The 38.6% born overseas is 17.0 points above national. French (87), Italian (83), Portuguese (54), German (48), and Russian (48) top non-English languages. Judaism (2,049) is the second religion after Christianity (2,572), a concentration well above any national norm. Average household size of 2.6 is close to the national 2.5, unusual for an apartment-majority suburb and reflecting a family presence despite the dense housing stock.
Age Distribution
Bedrooms
Dwelling Structure
19.2%
Houses
28.1%
Townhouse
52.7%
Apartment
Tenure
Apartments comprise 52.7% of dwelling stock, semi-detached 28.1%, and detached houses just 19.2%. Two-bedroom units (40.6%) are the dominant configuration. The median climbed 16.6% from $2,900,000 in 2024 to $3,382,500 in 2025. The price-to-income ratio is roughly 19 times annual household income, among the highest nationally, though the mortgage-to-income ratio of 27.8% remains below stress levels due to the extreme income base. Only 25.6% own outright and 30.5% hold mortgages, with 43.8% renting. The 11.5% vacancy rate is well above healthy levels and may reflect short-stay accommodation or investment properties held vacant.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,966
Rent / wk
$700
HH Size
2.6
Personal Income / wk
$1,493
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.5%
Unoccupied
439
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.9%
Couples, no children
6,862
Total families
Economy & Employment
Professional/Technical services dominate at 23.1% (943 workers), roughly double the national share, followed by Finance at 11.6% (473), Healthcare at 10.6% (434), Education at 8.8% (359), and Construction at 6.5% (267). Professionals (2,117) and Managers (1,203) together account for over 70% of the top occupations, reflecting a knowledge-economy workforce. The full-time rate of 69.1% is above average, and participation at 64.8% is strong. The SEIFA profile shows extreme education advantage (IEO decile 10) but only mid-range economic resources (IER decile 5), suggesting high human capital that does not fully translate into area-level wealth metrics, possibly because of the large renter share.
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
69.1%
Part-time
27.0%
Participation
64.8%
Employed
4,633
Occupations
Top Industries
University
63.8%
Postgraduate
16.6%
Born Overseas
38.6%
Dwellings
3,399
Transport to Work
Transport patterns reflect the beachside location: 75.8% drive, but walking/cycling at 12.8% is well above the national average, and public transport captures 6.7%. No schools are located within the suburb boundaries, so families rely on options in neighbouring Bondi, Waverley, and Dover Heights. IRSAD decile 10 and IRSD decile 10 confirm top-tier socio-economic advantage. The mortgage-to-income ratio of 27.8% and rent-to-income of 21.3% are both below stress thresholds, reflecting the extreme income base rather than genuinely affordable housing. The 2.1% needing assistance rate is among the lowest nationally.
Drive
75.8%
Public Transport
6.7%
Walk / Cycle
12.8%
Work from Home
N/A
Population Forecast
+0.34%/yr
(+77 people/yr)
EstablishedPopulation grows at 0.34% per year (77 persons), constrained by the 1.26 km2 footprint. The 8.0% COVID dip was severe, dropping from 22,892 to 21,052, and recovery has reached 22,633, still 1.1% below the pre-pandemic peak. Net overseas migration of 760 per year is the primary growth engine, but net internal outflow of 592 creates significant churn. The 10-year population change of 7.1% is modest. The age structure is stable, with the senior share up just 0.9 points and the working-age share unchanged over the decade. Affordability has improved slightly, with the ratio moving from 48.0% in 2011 to 44.4% in 2021, a counter-intuitive trend driven by rapid income growth (21.1% real) outpacing housing costs.
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 North Bondi compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Bondi a good suburb to live in?
North Bondi ranks in the top 1.4% nationally for household income ($3,292/week) and IRSAD decile 10 confirms elite socio-economic standing. Walking/cycling at 12.8% of commutes reflects strong local amenity. However, 52.7% of dwellings are apartments, the $3,250,000 median excludes most buyers, and 43.8% are renters. It suits high-income professionals who value beachside living.
What is the median house price in North Bondi?
The PSI-derived median is $3,250,000, rising 16.6% from $2,900,000 in 2024 to $3,382,500 in 2025. Monthly mortgage repayments are $3,966, with a mortgage-to-income ratio of 27.8%. Median weekly rent is $700, reflecting the premium beachside position.
What schools are in North Bondi?
No schools are located within North Bondi's 1.26 km2 boundaries. Families access schools in neighbouring suburbs such as Bondi, Waverley, and Dover Heights. The suburb's high education attainment (63.8% university-qualified, 33.7 points above national) suggests strong demand for quality schooling options nearby.
Is North Bondi safe?
Crime data is not available for North Bondi in the current dataset. IRSD decile 10 indicates very low disadvantage, which typically correlates with lower crime rates. The 2.1% needing assistance rate is among Australia's lowest. The beachside entertainment precinct may generate higher incident counts than purely residential areas.
Is North Bondi good for property investment?
Gross yield is approximately 1.1% ($700/week on $3,250,000), among the lowest nationally, making this a capital-growth play rather than a yield investment. The 16.6% price growth in one year supports that thesis. However, the 11.5% vacancy rate is concerning. With 137 DAs in 12 months and net overseas migration of 760/year, both supply and demand remain active.
How is North Bondi's population changing?
Growth runs at 0.34% per year (77 persons), with the suburb still 1.1% below its pre-COVID peak of 22,892 after an 8.0% pandemic dip. Net overseas migration of 760/year drives inflow, offset by 592 net domestic departures annually. The age structure is stable, with no significant shift in senior or working-age shares over the past decade.
What languages are spoken in North Bondi?
With 38.6% born overseas (17.0 points above national), the language mix is cosmopolitan. French (87 speakers), Italian (83), Portuguese (54), German (48), and Russian (48) lead. The European-language dominance, rather than Asian languages, distinguishes North Bondi from many other high-migration Sydney suburbs.
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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