Bondi Beach vs Tamarama.
Comparing two suburbs with median house prices of $4,390,000 and $7,100,000. Bondi Beach edges out on more headline metrics in this comparison.
Bondi Beach (median $4,390,000) is roughly 38% cheaper to buy into than Tamarama ($7,100,000). Over the past year, Bondi Beach (+1.4%) ran 20.3 percentage points ahead of Tamarama (-18.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Tamarama (1139) sits above Bondi Beach (1135). Tamarama skews owner-occupied (53%), Bondi Beach runs more rental-dense (32% owner).
For buyers
Bondi Beach is the lower entry point at $4,390,000 median, 38% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bondi Beach carries both higher gross yield (2.13% vs 1.32%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Tamarama edges out on average school ICSEA (1139 vs 1135). Tamarama also has a higher family-household share (69% vs 50%), so the catchment community skews family-heavy.
Common questions
Is Bondi Beach or Tamarama cheaper to buy in?
Bondi Beach has the lower median house price at $4,390,000, roughly 38% below Tamarama ($7,100,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bondi Beach or Tamarama?
Over the past 12 months, Bondi Beach grew +1.4% vs -18.9% in Tamarama, a gap of 20.3 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 Tamarama have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tamarama scores 1139 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 Tamarama?
Gross rental yield on houses is 2.13% in Bondi Beach vs 1.32% in Tamarama. 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).
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