North Bondi vs Bondi Beach.
Comparing two suburbs with median house prices of $4,385,000 and $4,390,000. North Bondi edges out on more headline metrics in this comparison.
North Bondi (median $4,385,000) is roughly 0% cheaper to buy into than Bondi Beach ($4,390,000). Over the past year, Bondi Beach (+1.4%) ran 6.1 percentage points ahead of North Bondi (-4.7%) on house-price growth.
On school quality, the average ICSEA across schools serving North Bondi (1136) sits above Bondi Beach (1135). North Bondi skews owner-occupied (55%), Bondi Beach runs more rental-dense (32% owner).
For buyers
North Bondi is the lower entry point at $4,385,000 median, 0% 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: North Bondi delivers the better gross yield (2.13% vs 2.13%), but Bondi Beach 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
North Bondi edges out on average school ICSEA (1136 vs 1135). North Bondi also has a higher family-household share (67% vs 50%), so the catchment community skews family-heavy.
Common questions
Is North Bondi or Bondi Beach cheaper to buy in?
North Bondi has the lower median house price at $4,385,000, roughly 0% 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, North Bondi or Bondi Beach?
Over the past 12 months, Bondi Beach grew +1.4% vs -4.7% in North Bondi, a gap of 6.1 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 North Bondi or Bondi Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), North Bondi scores 1136 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, North Bondi or Bondi Beach?
Gross rental yield on houses is 2.13% in North 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).
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