Bondi Beach vs Bondi.
Comparing two suburbs with median house prices of $4,390,000 and $4,300,000. Bondi edges out on more headline metrics in this comparison.
Bondi (median $4,300,000) is roughly 2% cheaper to buy into than Bondi Beach ($4,390,000). Over the past year, Bondi (+13.9%) ran 12.5 percentage points ahead of Bondi Beach (+1.4%) on house-price growth.
On school quality, the average ICSEA across schools serving Bondi (1140) sits above Bondi Beach (1135).
For buyers
Bondi is the lower entry point at $4,300,000 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bondi carries both higher gross yield (2.18% vs 2.13%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Bondi edges out on average school ICSEA (1140 vs 1135).
Common questions
Is Bondi Beach or Bondi cheaper to buy in?
Bondi has the lower median house price at $4,300,000, roughly 2% below Bondi Beach ($4,390,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bondi Beach or Bondi?
Over the past 12 months, Bondi grew +13.9% vs +1.4% in Bondi Beach, a gap of 12.5 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Bondi Beach or Bondi have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bondi scores 1140 vs 1135 in Bondi Beach. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which suburb has higher rental yield, Bondi Beach or Bondi?
Gross rental yield on houses is 2.18% in Bondi vs 2.13% in Bondi Beach. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
Compare Bondi Beach against another suburb