North Bondi

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

As of November 2025, North Bondi's population is estimated at around 9,980, reflecting an increase of 690 people since the 2021 Census. This growth represents a 7.4% increase from the previous census figure of 9,290 people. The change is inferred from AreaSearch's resident population estimate of 9,929 following examination of the latest ERP data release by the ABS in June 2024 and an additional 9 validated new addresses since the Census date. This level of population results in a density ratio of 7,920 persons per square kilometer, placing North Bondi in the top 10% of national locations assessed by AreaSearch. The suburb's 7.4% growth since the 2021 census exceeded both the SA3 area (5.5%) and the state level, indicating it as a growth leader in the region. Overseas migration contributed approximately 76.0% of overall population gains during recent periods, driving primary growth for the area.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population dynamics anticipate an increase just below the median of national statistical areas, with North Bondi expected to increase by 999 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 10.4% over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in North Bondi, placing the area among the bottom 25% of areas assessed nationally

North Bondi has seen approximately 25 new homes approved annually over the past five financial years ending June 30, 2021, totalling an estimated 127 homes. As of July 1, 2021, 7 approvals have been recorded in FY-26. The average construction value of these properties is $1,407,000, indicating a focus on the premium market segment. In the current financial year, there have been $176,000 in commercial approvals, demonstrating a predominantly residential focus.

Compared to Greater Sydney, North Bondi has 12.0% lower construction activity per person. Nationally, it ranks at the 32nd percentile of areas assessed, suggesting limited choices for buyers and supporting demand for existing dwellings. This level is below the national average, indicating an established area with potential planning limitations. New building activity in North Bondi consists of 14.0% detached houses and 86.0% attached dwellings, favouring compact living which offers affordable entry pathways for downsizers, investors, and first-time purchasers. The population per dwelling approval is around 521 people, indicating a developed market.

According to AreaSearch's latest quarterly estimate, North Bondi's population is projected to grow by 1,039 residents by 2041. Construction activity is maintaining pace with this projected growth, although buyers may face increasing competition as the population rises.

North Bondi has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 35 projects that could impact this area. Notable ones are Hall Street Development, Central Element Lamrock Avenue, Pearl Bondi Beach, and AVRA Bondi Beach. The following details the most relevant projects.

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

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Employment conditions in North Bondi demonstrate exceptional strength compared to most Australian markets

North Bondi has a highly educated workforce with a notable technology sector presence. The unemployment rate in the area is 2.7%, with an estimated employment growth of 2.8% over the past year (AreaSearch aggregation).

As of June 2025, 6,501 residents are employed, with an unemployment rate of 1.5% lower than Greater Sydney's rate of 4.2%. Workforce participation is high at 70.5%, compared to Greater Sydney's 60.0%. Employment is concentrated in professional & technical (1.9 times the regional level), finance & insurance, and health care & social assistance (10.2%). The area offers limited local employment opportunities, indicated by Census data showing fewer working residents than residents overall.

Over the year to June 2025, employment increased by 2.8% while labour force grew by 2.6%, reducing unemployment by 0.2 percentage points. In contrast, Greater Sydney saw employment rise by 2.6%, labour force grow by 2.9%, and unemployment increase by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project overall growth of 6.6% over five years and 13.7% over ten years. Applying these projections to North Bondi's employment mix suggests local employment should increase by 7.5% over five years and 14.7% over ten years, though this is a simplified extrapolation for illustrative purposes only.

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

According to AreaSearch's aggregation of ATO data released for financial year 2022, North Bondi had a median income among taxpayers of $72,655. The average income stood at $142,596. Nationally, this places North Bondi in the top percentile. In Greater Sydney, the median and average incomes are $56,994 and $80,856 respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for North Bondi would be approximately $81,817 (median) and $160,577 (average) as of September 2025. According to the 2021 Census, household, family and personal incomes in North Bondi rank highly nationally, between the 97th and 98th percentiles. The data shows that 42.2% of individuals earn over $4,000 per week (4,211 individuals), contrasting with the region where the $1,500 - 2,999 bracket leads at 30.9%. A substantial proportion of high earners (54.2%) indicates strong economic capacity throughout the locality. High housing costs consume 17.8% of income, but strong earnings place disposable income at the 97th percentile nationally. The area's SEIFA income ranking places it in the 10th decile.

North Bondi features a more urban dwelling mix with significant apartment living, with ownership patterns similar to the broader region

North Bondi's dwelling structure, as per the latest Census, consisted of 19.2% houses and 80.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's figures of 18.3% houses and 81.8% other dwellings. Home ownership in North Bondi stood at 25.8%, with mortgaged dwellings at 30.4% and rented ones at 43.8%. The median monthly mortgage repayment was $3,966, higher than Sydney metro's average of $3,600. Median weekly rent in North Bondi was $700, compared to Sydney metro's $670. Nationally, North Bondi's mortgage repayments were significantly higher at $3,966 versus the Australian average of $1,863, and rents were substantially higher at $700 compared to the national figure of $375.

North Bondi features high concentrations of group households, with a higher-than-average median household size

Family households account for 66.6% of all households, including 34.8% couples with children, 23.8% couples without children, and 7.0% single parent families. Non-family households constitute the remaining 33.4%, with lone person households at 23.6% and group households comprising 9.9%. The median household size is 2.6 people, larger than the Greater Sydney average of 2.3.

The educational profile of North Bondi exceeds national averages, with above-average qualification levels and academic performance metrics

In North Bondi, 58.6% of residents aged 15 years and above possess university qualifications, significantly exceeding national (30.4%) and state (NSW) averages (32.2%). Bachelor degrees are the most common at 41.2%, followed by postgraduate qualifications (14.5%) and graduate diplomas (2.9%). Vocational pathways account for 19.8% of qualifications among those aged 15 years and above, with advanced diplomas at 9.8% and certificates at 10.0%. Educational participation is high, with 31.9% of residents currently enrolled in formal education, including 10.4% in primary, 8.4% in secondary, and 6.2% pursuing tertiary education.

North Bondi's four schools have a combined enrolment of 210 students, serving an area with above-average socio-educational conditions (ICSEA: 1057). The educational mix includes one primary school, two secondary schools, and one K-12 school. Local school capacity is limited at 2.1 places per 100 residents compared to the regional average of 15.8, leading many families to travel for schooling. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

Transport analysis shows 32 active stops operating in North Bondi, offering a mix of bus services. These stops are served by 37 individual routes, collectively facilitating 5,202 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 132 meters from the nearest stop.

Service frequency averages 743 trips per day across all routes, equating to approximately 162 weekly trips per stop.

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

North Bondi shows excellent health outcomes across all age groups, with a very low prevalence of common health conditions. Private health cover is exceptionally high at approximately 83%, compared to 89.7% across Greater Sydney and the national average of 55.3%. The most prevalent medical conditions are asthma (6.0%) and mental health issues (5.3%).

A total of 81.0% of residents report no medical ailments, slightly higher than Greater Sydney's 77.6%. As of 2021, North Bondi has 9.4% of its population aged 65 and over (938 people), lower than Greater Sydney's 16.4%. Despite this, health outcomes among seniors are strong and align with the general population's profile.

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

North Bondi's population showed high cultural diversity, with 18.2% speaking a language other than English at home and 38.6% born overseas. Christianity was the dominant religion, comprising 30.1%. However, Judaism was significantly overrepresented at 24.0%, compared to Greater Sydney's average of 16.0%.

The top three ancestry groups were English (23.0%), Australian (17.6%), and Other (16.5%). South African (3.9% vs regional 2.4%), Polish (2.2% vs 1.9%), and French (1.9% vs 1.5%) ethnicities were notably overrepresented.

North Bondi's population is younger than the national pattern

North Bondi's median age is 34 years, which is lower than Greater Sydney's average of 37 and Australia's average of 38 years. Compared to Greater Sydney, North Bondi has a higher proportion of residents aged 25-34 (20.4%) but fewer residents aged 65-74 (5.1%). This concentration of 25-34 year-olds is significantly higher than the national average of 14.5%. Between the 2021 Census and the present, the proportion of North Bondi's population aged 15-24 has increased from 9.9% to 12.7%, while the proportion of residents aged 45-54 has decreased from 14.5% to 12.7%. The proportion of residents aged 5-14 has also decreased, from 13.1% to 11.9%. By 2041, North Bondi's population is expected to undergo significant demographic changes. The number of residents aged 65-74 is projected to increase by 39%, adding 196 residents to reach a total of 705 in this age group. Conversely, the number of residents aged 5-14 is expected to decrease.