North Bondi
Investment Score
78
/100
AI Intelligence Summary
North Bondi is a premium coastal suburb in Sydney's Eastern Suburbs, renowned for its proximity to world-famous Bondi Beach and high-quality lifestyle amenities. This small but highly desirable area commands some of Sydney's highest property values, driven by its beachside location, strong transport links to the CBD, and vibrant community atmosphere. The suburb attracts a diverse mix of young professionals, families, and lifestyle seekers who value the coastal environment and urban convenience. Property stock consists primarily of older apartment blocks mixed with modern developments, though new construction is limited by heritage constraints and zoning restrictions. The rental market remains exceptionally strong due to consistent demand from beach lifestyle enthusiasts and proximity to employment hubs. North Bondi benefits from excellent walkability, access to the famous Bondi to Coogee coastal walk, and a thriving café culture. While parking can be challenging and local shopping options are limited, residents easily access nearby Bondi Junction for major retail and services. The community maintains a strong focus on health, fitness, and outdoor activities, reflecting the beachside lifestyle. Transport connectivity is good via regular bus services, though the area lacks direct rail access. The suburb's investment appeal remains high despite premium pricing, supported by consistent capital growth, strong rental yields, and limited supply of new stock.
Strengths
- •Premium beachside location with direct access to Bondi Beach
- •Strong capital growth potential and high property values
- •Excellent walkability and coastal lifestyle amenities
- •Consistent rental demand from lifestyle seekers
Opportunities
- •Apartment renovation and modernization potential
- •Growing short-term rental market for tourism
- •Continued infrastructure improvements in Eastern Suburbs
- •Increasing demand for coastal lifestyle properties post-COVID
Considerations
- •Very high property prices limiting affordability
- •Limited parking availability typical of dense coastal areas
- •No direct rail access requiring bus connections
- •Limited local shopping requiring travel to nearby centres
Property Market
$3.85M
+8.5% 1yr
$1.42M
+6.8% 1yr
$2.65M
$2,100/wk
$1,050/wk
28
1.2%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.3% | +45.2% |
| Unit | +6.8% | +18.7% | +38.4% |
Rental Yields
House Yield
2.8%
Unit Yield
3.9%
Townhouse Yield
3.2%
Investment Scorecard
Demand/Supply Ratio: 2.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for North Bondi at median house price
+8% surcharge
$2100/wk
Negatively geared
Reduces taxable income
~$2,197/week
Based on 9.0% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$197,350
After-tax yield
1.71%
Weekly holding cost
$2197/wk
10yr CGT (est.)
$990,844
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
3,200
34
$95K
per annum
42.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
45
8
1
8.0 km
Nearest Station: Bondi Junction
Premium beachside living with excellent dining, coastal walks, water sports, fitness culture, and vibrant café scene in a walkable environment.
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Data sourced from multiple sources. Last updated 28 March 2026.