Bondi vs Bellevue Hill.
Comparing two suburbs with median house prices of $4,300,000 and $11,000,000. Bondi edges out on more headline metrics in this comparison.
Bondi (median $4,300,000) is roughly 61% cheaper to buy into than Bellevue Hill ($11,000,000). Over the past year, Bondi (+13.9%) ran 5.2 percentage points ahead of Bellevue Hill (+8.7%) on house-price growth.
Bondi scores higher on walkability (100/100 vs 90/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bellevue Hill (1160) sits above Bondi (1140). Bellevue Hill skews owner-occupied (64%), Bondi runs more rental-dense (40% owner).
For buyers
Bondi is the lower entry point at $4,300,000 median, 61% 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 1.65%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Bellevue Hill edges out on average school ICSEA (1160 vs 1140). Bellevue Hill also has a higher family-household share (68% vs 53%), so the catchment community skews family-heavy.
Common questions
Is Bondi or Bellevue Hill cheaper to buy in?
Bondi has the lower median house price at $4,300,000, roughly 61% below Bellevue Hill ($11,000,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bondi or Bellevue Hill?
Over the past 12 months, Bondi grew +13.9% vs +8.7% in Bellevue Hill, a gap of 5.2 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 or Bellevue Hill have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bellevue Hill scores 1160 vs 1140 in Bondi. 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 is more walkable, Bondi or Bellevue Hill?
Bondi scores 100/100 on walkability vs 90/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Bondi or Bellevue Hill?
Gross rental yield on houses is 2.18% in Bondi vs 1.65% in Bellevue Hill. 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 against another suburb