North Bondi vs Tamarama.
Comparing two suburbs with median house prices of $4,385,000 and $7,100,000. North Bondi edges out on more headline metrics in this comparison.
North Bondi (median $4,385,000) is roughly 38% cheaper to buy into than Tamarama ($7,100,000). Over the past year, North Bondi (-4.7%) ran 14.2 percentage points ahead of Tamarama (-18.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Tamarama (1139) sits above North Bondi (1136).
For buyers
North Bondi is the lower entry point at $4,385,000 median, 38% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
North Bondi 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 1136).
Common questions
Is North Bondi or Tamarama cheaper to buy in?
North Bondi has the lower median house price at $4,385,000, 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, North Bondi or Tamarama?
Over the past 12 months, North Bondi grew -4.7% vs -18.9% in Tamarama, a gap of 14.2 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 North Bondi or Tamarama have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tamarama scores 1139 vs 1136 in North 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 suburb has higher rental yield, North Bondi or Tamarama?
Gross rental yield on houses is 2.13% in North Bondi 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).
Compare North Bondi against another suburb