Bundeena vs Dolans Bay.
Comparing two suburbs with median house prices of $1,350,000 and $3,135,000. Dolans Bay edges out on more headline metrics in this comparison.
Bundeena (median $1,350,000) is roughly 57% cheaper to buy into than Dolans Bay ($3,135,000). Over the past year, Dolans Bay (+18.3%) ran 17.6 percentage points ahead of Bundeena (+0.7%) on house-price growth.
Dolans Bay scores higher on walkability (20/100 vs 22/100 ), useful if you're optimising for a car-light household.
For buyers
Bundeena is the lower entry point at $1,350,000 median, 57% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Bundeena delivers the better gross yield (4.81% vs 2.07%), but Dolans Bay has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Dolans Bay has a heavier family-household mix (89% vs 74%), which typically signals stronger demand for family-amenable infrastructure (parks, schools, supermarkets).
Common questions
Is Bundeena or Dolans Bay cheaper to buy in?
Bundeena has the lower median house price at $1,350,000, roughly 57% below Dolans Bay ($3,135,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bundeena or Dolans Bay?
Over the past 12 months, Dolans Bay grew +18.3% vs +0.7% in Bundeena, a gap of 17.6 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.
Which is more walkable, Bundeena or Dolans Bay?
Dolans Bay scores 22/100 on walkability vs 20/100. 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, Bundeena or Dolans Bay?
Gross rental yield on houses is 4.81% in Bundeena vs 2.07% in Dolans Bay. 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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