Bondi Beach - North Bondi

An assessment of population growth drivers in Bondi Beach - North Bondi reveals an overall ranking slightly below national averages considering recent, and medium term trends

According to the analysis conducted by AreaSearch, the population of Bondi Beach - North Bondi is close to 22,718 as of May 2026. This represents a growth of 2,013 residents (9.7%) relative to the 2021 Census, which counted 20,705 individuals. This shifting demographic is calculated using the June 2025 ABS estimated resident population of 22,633 combined with 114 validated new addresses documented after the Census. The resulting population density stands at 9,235 persons per square kilometer, placing the locality within the highest 10% of all areas evaluated nationwide and highlighting the extreme demand for local land. The area's 9.7% expansion rate since the 2021 census outpaced the broader SA3 region (5.6%) and the state, positioning the suburb as a regional growth leader. The primary driver of this population increase was overseas migration, which accounted for roughly 81.6% of the total demographic gains in recent times.

Projections from ABS and Geoscience Australia, published in 2024 using 2022 as the baseline, are utilized by AreaSearch for each SA2 region. For any SA2 locations omitted from this dataset, the 2022 release of NSW State Government SA2 projections with a 2021 baseline is substituted. Age group growth trajectories derived from these aggregations are applied to all localities for the period spanning 2032 to 2041. Future demographic forecasts suggest an expansion rate slightly below the national median, with the local population projected to grow by 1,981 individuals by 2041 when measured against the most recent annual ERP statistics, representing a total rise of 8.3% over the 16 years.

Residential development activity is lower than average in Bondi Beach - North Bondi according to AreaSearch's national comparison of local real estate markets

Bondi Beach - North Bondi averages approximately 60 residential development approvals annually, accumulating to 300 new dwellings during the last 5 financial years. In the current FY-26 period, 58 approvals have been registered. With an average of only 0.7 additional residents per year per approved home over the past 5 financial years (from FY-21 to FY-25), housing supply matches or exceeds local demand, offering buyers more choices while creating capacity for population growth to outstrip projections. The average construction cost for these new dwellings is $851,000, showing that developers are targeting the high-end market with premium builds. Furthermore, commercial developments worth $59.6 million have been approved during this financial year, showing robust local business investment.

Relative to Greater Sydney, per-capita construction volumes in Bondi Beach - North Bondi are comparable, maintaining a balanced property market aligned with neighboring areas. This level of activity remains below the national benchmark, reflecting the mature, built-out status of the suburb and pointing to possible zoning restrictions. Dwellings built recently consist of 13.0% detached houses and 87.0% medium-to-high density formats like townhouses and apartments. This concentration on higher-density projects provides more affordable entry points and attracts downsizers, property investors, and first-time buyers. The ratio of roughly 419 people per approved dwelling highlights the established nature of the local real estate market.

Long-term forecasts indicate that Bondi Beach - North Bondi will see an influx of 1,896 new residents by 2041 based on the most recent quarterly estimate from AreaSearch. Although construction volumes are keeping pace with these expansion forecasts, prospective purchasers could face increased competition as the population increases.

Bondi Beach - North Bondi has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Local infrastructure projects, major developments, and urban planning decisions are key drivers of regional performance. AreaSearch has identified 49 projects expected to influence the local area. Prominent developments include Hall Street Development, Central Element Lamrock Avenue, Pearl Bondi Beach, and AVRA Bondi Beach, with the following list highlighting those of greatest significance.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch analysis of employment trends sees Bondi Beach - North Bondi performing better than 85% of local markets assessed across Australia

The local workforce in Bondi Beach - North Bondi is characterized by high levels of education, with particularly strong representation in the technology sector, a low unemployment rate of 2.5%, and an estimated 2.0% expansion in employment over the preceding year. There were 15,766 employed residents in March 2026, and the local unemployment rate sat 1.6% lower than the Greater Sydney benchmark of 4.1%. Workforce participation is also exceptionally high at 82.0%, compared to 69.1% across Greater Sydney. Census data indicates that a substantial 64.4% of employed locals worked from home, although this figure may be influenced by pandemic-related restrictions.

The dominant employment sectors for residents are professional & technical services, finance & insurance, and health care & social assistance. The local concentration of professional & technical workers is especially high, running at 2.0 times the average across the wider region. Conversely, health care & social assistance accounts for only 9.1% of the local workforce, compared to 14.1% throughout Greater Sydney. The imbalance between the local working population and the number of local jobs suggests that this predominantly residential suburb offers few internal employment opportunities.

AreaSearch analysis of SALM and ABS statistics shows that during the 12 months ending March 2026, both total employment and the overall labor force grew by 2.0%, leaving unemployment virtually static. In comparison, Greater Sydney recorded a 1.9% rise in employment, a 1.9% increase in the labor force, and a slight decrease in unemployment. National employment projections from May-25 by Jobs and Skills Australia provide further context regarding future labor demand in Bondi Beach - North Bondi. These five and ten-year forecasts have been applied to the local industry mix to model potential employment trajectories. Although nationwide employment is projected to grow by 6.6% over five years and 13.7% over ten years, the expansion varies widely by sector. Applying these sectoral projections to the workforce profile of Bondi Beach - North Bondi yields an estimated local employment increase of 7.5% over five years and 14.6% over ten years (this represents a basic weighted extrapolation for illustrative purposes and does not incorporate local population growth models).

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

The latest postcode-level ATO statistics compiled by AreaSearch for the 2023 financial year show that incomes in the Bondi Beach - North Bondi SA2 rank in the top percentile nationally, with a median of $75,956 and an average of $140,535. These figures are significantly higher than the Greater Sydney median of $60,817 and average of $83,003. Factoring in Wage Price Index growth of 10.32% since the 2023 financial year, current estimated values are approximately $83,795 for the median and $155,038 for the average as of March 2026. The 2021 Census confirms that household, family, and individual earnings in Bondi Beach - North Bondi are highly elevated, placing between the 97th and 98th percentiles nationally. The income distribution shows that 37.4% of the population (8,496 people) earn more than $4000, differing from the wider metropolitan area where the $1,500 - 2,999 range is most common at 30.9%. The high concentration of affluent residents (50.2% earning over $3,000/week) shows significant economic capacity in the suburb. Although expensive housing accounts for 19.1% of local incomes, high overall earnings keep disposable income at the 95th percentile, and the SEIFA index ranks the area in the 10th decile for income.

Bondi Beach - North Bondi features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

According to the latest Census data, the housing stock in Bondi Beach - North Bondi consists of 9.9% detached houses and 90.1% alternative dwellings (such as semi-detached properties, apartments, and other housing types), compared to the Sydney metropolitan split of 55.9% houses and 44.1% other dwellings. Home ownership in Bondi Beach - North Bondi stands at 19.8%, lower than the Sydney metropolitan average, with the remaining properties occupied by residents with a mortgage (21.9%) or tenants (58.3%). The median monthly mortgage payment of $3,467 is much higher than the Sydney metro average of $2,427, while the median weekly rent of $689 is also well above the metro benchmark of $470. On a national level, mortgage costs in Bondi Beach - North Bondi far exceed the Australian median of $1,863, and weekly rents are much higher than the countrywide average of $375.

Bondi Beach - North Bondi features high concentrations of group households and lone person households, with a lower-than-average median household size

Families make up the majority of households at 56.4%, consisting of couples with children at 23.1%, couples without children at 26.3%, and single parents at 6.1%. The remaining 43.6% are non-family households, with single-person households representing 31.2% and share houses making up 12.4% of the total. The area has a median household size of 2.2 people, which is smaller than the Greater Sydney average of 2.7.

Bondi Beach - North Bondi shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Residents of Bondi Beach - North Bondi exhibit high levels of educational attainment, with 61.1% of the population aged 15+ holding a university degree, compared to national and state averages of 30.4% and 32.2% respectively. This educational profile positions the community well for professional services and knowledge-sector employment. Among those with tertiary qualifications, Bachelor degrees are most common at 42.5%, followed by postgraduate degrees at 15.7% and graduate diplomas at 2.9%. Vocational qualifications are held by 19.4% of residents aged 15+, consisting of advanced diplomas at 9.8% and vocational certificates at 9.6%.

A high level of educational enrollment is evident in the area, with 27.9% of the population currently undertaking formal studies. This includes 7.8% of residents enrolled in primary schools, 6.3% in university or tertiary institutions, and 6.1% attending secondary schools.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Analysis of local public transport shows 58 active stops operating in Bondi Beach - North Bondi, consisting of various bus services. These stops are served by 37 different routes, which support 9,001 weekly passenger journeys. Commuters enjoy excellent transport access, with residents living an average of 130 meters from the nearest stop. Because the suburb is primarily residential, most workers travel out of the area for employment, with private cars being the main transit method at 54%, followed by trains at 14% and buses at 12%. Average vehicle ownership is 0.7 cars per household, below the metropolitan average. A high proportion of residents, 64.4%, work from home (based on 2021 Census data, which may reflect pandemic-era patterns).

Service frequency across all local transit routes averages 1,285 trips daily, which represents roughly 155 weekly departures per individual stop.

Bondi Beach - North Bondi's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Health profiles in Bondi Beach - North Bondi show excellent outcomes based on AreaSearch's evaluation of mortality data and the frequency of chronic conditions, with very low rates of common illnesses across all demographics. Additionally, private health insurance uptake is exceptionally high, covering about 84% of the population (19,037 people), compared to 59.9% across Greater Sydney and a national average of 55.7%.

Asthma and mental health conditions are the most prevalent health issues in the area, affecting 6.1% and 5.9% of residents respectively. Conversely, 80.9% of the population reported having no chronic medical conditions, compared to 74.6% in Greater Sydney. Residents aged 65 and older make up 8.9% of the local population (2,015 people), which is lower than the Greater Sydney benchmark of 15.5%. Older residents show strong health outcomes, with national rankings matching those of the broader local community.

Bondi Beach - North Bondi was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Bondi Beach - North Bondi exhibits a diverse cultural mix, with 20.6% of residents using a language other than English at home and 43.9% born outside Australia. Christianity is the most common religious affiliation, representing 31.4% of the local population. However, the most significant religious divergence is in Judaism, which is practiced by 15.2% of the population, far exceeding the Greater Sydney average of 0.8%.

In terms of ancestral backgrounds, the three most common heritages in Bondi Beach - North Bondi are English at 24.2% of the population (higher than the regional average of 19.0%), Australian at 16.1%, and Other at 15.5%. There are also distinct concentrations of other ancestries: South Australian heritages make up 2.5% of the local population (compared to 0.5% regionally), French heritages stand at 2.3% (compared to 0.5%), and Polish heritages account for 1.9% (compared to 0.6%).

Bondi Beach - North Bondi hosts a young demographic, positioning it in the bottom quartile nationwide

With a median age of 33, the population of Bondi Beach - North Bondi is younger than the Greater Sydney average of 37 and the national average of 38 years. Relative to Greater Sydney, the suburb has a high concentration of young adults aged 25 - 34 (29.8%) but fewer children aged 5 - 14 (7.5%). The proportion of residents aged 25 - 34 is also significantly higher than the national average of 14.6%. Since the 2021 Census, the 15 to 24 age bracket has risen from 8.2% to 10.7% of the population, and the 35 to 44 cohort has grown from 18.5% to 19.8%. Meanwhile, the 45 to 54 cohort decreased from 12.6% to 10.5%, and the 5 to 14 age group fell from 9.3% to 7.5%. Demographic projections for 2041 suggest shifts in local age groups, with the 25 to 34 cohort expected to grow the most by 6% (adding 398 people to total 7,178), while the 0 to 4 and 15 to 24 groups are projected to contract.