North Bondi
High household incomes meet a compact, apartment-led coastal market in North Bondi. Household income is $3,292 a week, placing it at the 98.6th percentile nationally, while density reaches 7,351.4 people per square kilometre across 1.26 square kilometres. Apartments account for 52.7% of dwellings and vacancy is 11.5%, creating a more mobile market than detached-house suburbs. The median age is 35, five years below national, and university attainment is 63.8%, or 33.7 percentage points above national. Overseas-born residents make up 38.6%, 17 points above national, helping explain overseas migration as the main growth driver. Beside Bondi Beach and Dover Heights, North Bondi suits buyers prioritising beachside access and professional employment because land is scarce and density is already high.
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
138
North Bondi suits buyers who prioritise beachside access, established amenities and apartment choice over a large block. Apartments represent 52.7% of dwellings, higher than separate houses at 19.2% and semi-detached homes at 28.1%. Two-bedroom homes account for 40.6%, while three-bedroom properties make up 23.0%, so the market is more concentrated in compact housing than family-sized stock. Weekly rent is $700 and the typical monthly mortgage is $3,966, yet mortgage costs equal 27.8% of household income and rent equals 21.3%, with neither flagged as stressed. A current median house price should be checked against recent sales before bidding, particularly because only 25.3% own outright while 30.1% carry a mortgage. Compared with larger-lot suburbs, North Bondi's density makes exact building quality, strata costs and parking more important to value.
For Buyers
North Bondi suits buyers who prioritise beachside access, established amenities and apartment choice over a large block. Apartments represent 52.7% of dwellings, higher than separate houses at 19.2% and semi-detached homes at 28.1%. Two-bedroom homes account for 40.6%, while three-bedroom properties make up 23.0%, so the market is more concentrated in compact housing than family-sized stock. Weekly rent is $700 and the typical monthly mortgage is $3,966, yet mortgage costs equal 27.8% of household income and rent equals 21.3%, with neither flagged as stressed. A current median house price should be checked against recent sales before bidding, particularly because only 25.3% own outright while 30.1% carry a mortgage. Compared with larger-lot suburbs, North Bondi's density makes exact building quality, strata costs and parking more important to value.
For Investors
North Bondi has a strong rental base, with 43.2% of occupied dwellings rented compared with 25.3% owned outright. Weekly rent is $700 and vacancy is 11.5%, giving landlords income potential but also signalling that tenant demand can vary by property type, presentation and season. Gross yield cannot be judged without a current sale price, so purchase cost remains central to the investment case. Rental growth of 37.8% is substantially higher than the 0.34% annual population trend, which may reflect constrained housing supply and strong location demand rather than rapid population expansion. There were 140 development applications in 12 months, supporting ongoing renovation and small-scale redevelopment activity. Overseas migration is the primary growth driver, while the wider trajectory is Stable, making North Bondi more suitable for a long-term, quality-focused strategy than a short-term growth bet.
Development Activity
Total DAs
777
Last 12 Months
138
YoY ChangeiYear-over-year change in DA lodgements
-2.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
North Bondi has a median age of 35, five years below the national figure, and 63.8% of residents hold university qualifications, 33.7 percentage points above national. The overseas-born share is 38.6%, or 17 points higher than national, contributing to a professionally oriented population and overseas migration-led growth. English ancestry is recorded for 2,888 people, followed by Other ancestry at 2,070, Irish at 972 and Scottish at 714. No religion is the largest listed affiliation at 3,787, compared with 2,572 identifying with Christianity and 2,049 with Judaism. Couples with children account for 52.2% of families, while couples without children represent 36.0%; average household size is 2.6, only 0.1 above national. Resident stability is fairly high, with 74.6% staying at the same address and turnover of 25.4%, lower than a highly transient inner-city market.
Age Distribution
Bedrooms
Dwelling Structure
19.2%
Houses
28.1%
Townhouse
52.7%
Apartment
Tenure
North Bondi is apartment dominant, with 52.7% of dwellings in apartments, 28.1% semi-detached and 19.2% separate houses. The two-bedroom share is 40.6%, higher than three-bedroom homes at 23.0% and four-bedroom-plus homes at 25.0%, while studios and one-bedroom dwellings account for 11.4%. Tenure is split between 25.3% owned outright, 30.1% mortgaged and 43.2% rented, making renting more common than outright ownership and slightly higher than mortgage tenure. Weekly rent is $700 and the monthly mortgage figure is $3,966; household income of $3,292 weekly keeps rent-to-income at 21.3% and mortgage-to-income at 27.8%. A current median sale price and price-to-income ratio need to be checked through recent comparable sales. Compared with Bondi Beach, North Bondi's housing decision is especially sensitive to strata fees, parking and the condition of apartment buildings because land availability is limited.
Mortgage / mo
$3,966
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $700.
$1,050
Bond data Jun 2026 · houses $1,800 · units $1,000
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
52.2%
Couples with children
36.0%
Couples, no children
10.5%
Single parent
2,278
Total families
Economy & Employment
North Bondi's employment profile is concentrated in higher-skilled industries. Professional and technical services employ 943 people, or 23.1% of the listed workforce, followed by finance at 473 and 11.6%, healthcare at 434 and 10.6%, education at 359 and 8.8%, and construction at 267 and 6.5%. Professionals number 2,117 and managers 1,203, well ahead of clerical and administrative workers at 455. The labour force is 5,248, participation is 70.6%, unemployment is 3.6% and full-time employment is 63.3%, supporting strong local purchasing power. Household income sits at the 98.6th percentile nationally. SEIFA scores reinforce this advantage: IEO, IRSD and IRSAD are all in decile 10, while the economic resources index is only decile 5, suggesting high education and occupational advantage alongside more varied household resources. This mix is higher-skilled than many outer suburban markets because professional, finance and education employment dominate.
Unemployment
3.6%
Labour Force
5,248
Unemployed
187
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.3%
Part-time
28.3%
Participation
70.6%
Employed
5,061
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
63.8%
Postgraduate
16.6%
Born Overseas
38.6%
Dwellings
3,399
Transport to Work
North Bondi supports a location-focused lifestyle, but daily travel patterns are more home-based than public-transport oriented. Work from home is recorded for 66.0% of residents, higher than public transport use at 2.3% and walking or cycling at 4.3%; 25.7% drive as a car driver. This pattern fits a dense 1.26 square kilometre suburb where apartment quality, local services and beach access can shape day-to-day convenience. Families should check enrolment zones against the exact address because catchments can cross suburb boundaries, and compare nearby government, Catholic and independent options before committing. Relative socioeconomic advantage is high, with both IRSAD and IRSD in decile 10, while 2.1% need assistance and volunteering is 20.0%. A suburb-specific crime rate is not quoted, so current NSW Police or BOCSAR figures should be checked for the exact location rather than inferred from socioeconomic rankings.
Drive
25.7%
Public Transport
2.3%
Walk / Cycle
4.3%
Work from Home
66.0%
Population Forecast
+0.34%/yr
(+77 people/yr)
EstablishedNorth Bondi is an established, slow-growth market, with annual growth forecast at 0.34% and a Stable trajectory. Overseas migration is the primary driver, while population change across the wider area is 7.1% over 10 years. Rental growth of 37.8% is higher than the annual population trend, indicating that price and rent pressure can build even when resident numbers expand gradually. Gentrification remains at the Early signs stage, with scores of 20 and 40 across the two recorded measures. The area recovered from an 8.0% COVID dip, alongside 7.2% recovery, and real income growth is 21.1%. A 0.5 percentage point increase in the young share and a 0.9 point increase in the senior share suggest limited demographic disruption. Because the suburb is already dense and established, future change is more likely to come through renovations, apartment turnover and selective redevelopment than broad greenfield expansion.
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 suits residents who value beachside access, professional employment and compact housing. Household income is $3,292 weekly, university attainment is 63.8% and density is 7,351.4 people per square kilometre, making it more urban than many family suburbs.
What is the median house price in North Bondi?
A current median house price should be checked against recent sales because the figure changes with the small detached-house market. Relevant cost indicators are $700 weekly rent, a $3,966 monthly mortgage and 19.2% of dwellings being separate houses.
What schools are in North Bondi?
School access should be checked by exact address, enrolment zone and school sector rather than assumed across the suburb. North Bondi has 2,278 families and an average household size of 2.6, so compare nearby government, Catholic and independent options for the relevant catchment.
Is North Bondi safe?
A suburb-specific crime rate should be checked through current NSW Police or BOCSAR figures for the exact area. Other indicators include 2.1% of residents needing assistance and a 20.0% volunteering rate, but these cannot be compared directly with crime statistics.
Is North Bondi good for property investment?
It can suit a long-term investor who values rental demand and established coastal housing. Renting is 43.2%, weekly rent is $700, vacancy is 11.5% and 140 development applications were recorded in 12 months. Compare expected yield with the current purchase price.
How is North Bondi's population changing?
Change is gradual rather than rapid. Annual growth is forecast at 0.34%, the trajectory is Stable and wider-area population change is 7.1% over 10 years. Overseas migration is the main driver, while the young share rose 0.5 percentage points.
What languages are spoken in North Bondi?
The overseas-born share is 38.6%, which is 17 percentage points above national. Listed languages include French at 87 people, Italian at 83, Portuguese at 54, and German and Russian at 48 each, indicating more language variety than a less internationally connected suburb.
What development is happening in North Bondi?
There were 140 development applications in the past 12 months, including a dwelling house, alterations to an existing building and a semi-detached dwelling application. That is substantially more activity than the single dwelling shown in the sample, so buyers should review approvals and construction impacts.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore North Bondi on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map