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 Feb 2026, the population of North Bondi is estimated at around 10,057 people. This reflects an increase of 767 people since the 2021 Census, which reported a population of 9,290 people. The change is inferred from AreaSearch's estimation of the resident population as 9,974 following examination of the latest ERP data release by the ABS in June 2024, along with an additional 12 validated new addresses since the Census date. This level of population equates to a density ratio of 7,981 persons per square kilometer, placing North Bondi in the top 10% of national locations assessed by AreaSearch. The suburb's 8.3% growth since the 2021 census exceeded that of its SA3 area (6.0%) and SA4 region, marking it as a growth leader in the region. Population growth was primarily driven by overseas migration contributing approximately 76.0% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year, and NSW State Government's SA2 level projections for areas not covered by this data, 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. Based on aggregated SA2-level projections, North Bondi is expected to increase by 1,010 persons to 2041, reflecting an increase of 9.5% in total 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

Based on AreaSearch analysis of ABS building approval numbers from statistical area data, North Bondi has seen approximately 24 new homes approved annually over the past five financial years, totalling an estimated 123 homes. So far in FY-26, 21 approvals have been recorded. The area's population decline suggests that new supply is likely keeping up with demand, offering good choice to buyers. New properties are constructed at an average value of $1,407,000, indicating developers target the premium market segment with higher-end properties.

This financial year has seen $39.7 million in commercial approvals registered, suggesting robust local business investment. Relative to Greater Sydney, North Bondi shows 14.0% lower construction activity per person and places among the 30th percentile of areas assessed nationally, offering more limited choices for buyers and supporting demand for existing dwellings. This level is below the national average, indicating the area's established nature and suggesting potential planning limitations. New building activity comprises 11.0% detached houses and 89.0% attached dwellings, favouring compact living which offers affordable entry pathways and attracts downsizers, investors, and first-time purchasers. With around 565 people per dwelling approval, North Bondi reflects a highly mature market.

Population forecasts indicate North Bondi will gain 958 residents by 2041 (from the latest AreaSearch quarterly estimate). Construction is maintaining a reasonable pace with projected growth, although buyers may encounter growing competition as population increases.

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 likely impacting the area. Notable projects are Hall Street Development, Central Element Lamrock Avenue, Pearl Bondi Beach, and AVRA Bondi Beach. The following details those most relevant.

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 notable representation in the technology sector. Its unemployment rate was 2.9% as of September 2025. Employment growth over the past year was estimated at 3.2%.

The area's unemployment rate is 1.3% lower than Greater Sydney's rate of 4.2%, and workforce participation is higher at 80.8%. According to Census responses, 63.1% of residents work from home. 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, with more residents working elsewhere than living there.

Between September 2024 and September 2025, employment increased by 3.2% while labour force grew by 3.1%, leading to a slight decrease in unemployment. In contrast, Greater Sydney saw employment rise by 2.1%, labour force grow by 2.4%, and unemployment increase slightly. Jobs and Skills Australia's national employment forecasts from May-25 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 2023, North Bondi had a median taxpayer income of $72,654 and an average income of $142,588. These figures place the suburb in the top percentile nationally, compared to Greater Sydney's median of $60,817 and average of $83,003. Based on Wage Price Index growth of 8.86% from financial year 2023 to September 2025, current estimates for North Bondi are approximately $79,091 (median) and $155,221 (average). According to the 2021 Census, incomes in North Bondi rank highly nationally, between the 97th and 98th percentiles. The suburb has a significant proportion of high earners, with 42.2% (4,244 individuals) earning $4,000 or more per week, compared to the region's leading bracket of $1,500 - $2,999 at 30.9%. High housing costs consume 17.8% of income in North Bondi, but strong earnings place disposable income at the 97th percentile nationally. The suburb's SEIFA income ranking places it in the 10th decile.

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

North Bondi's dwelling structure in its latest Census evaluation showed 19.2% houses and 80.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's 55.9% houses and 44.1% other dwellings. Home ownership in North Bondi was at 25.8%, with mortgaged dwellings at 30.4% and rented ones at 43.8%. The median monthly mortgage repayment was $3,966, above Sydney metro's average of $2,427. The median weekly rent in North Bondi was $700, compared to Sydney metro's $470. Nationally, North Bondi's mortgage repayments were significantly higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

North Bondi features high concentrations of group households, with a lower-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, which is smaller than the Greater Sydney average of 2.7.

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

North Bondi has a notably higher educational attainment than national averages. Among residents aged 15 and above, 58.6% hold university qualifications, compared to 30.4% in Australia and 32.2% in NSW. Bachelor degrees are the most common at 41.2%, followed by postgraduate qualifications at 14.5% and graduate diplomas at 2.9%. Vocational pathways account for 19.8% of qualifications, 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. This includes 10.4% in primary education, 8.4% in secondary education, and 6.2% pursuing tertiary education.

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

North Bondi has 37 active public transport stops serving a mix of bus routes. These stops are covered by 37 different routes, offering 8,818 weekly passenger trips in total. The area's transport accessibility is rated excellent, with residents typically located 132 meters from the nearest stop. Most residents commute outward due to its residential nature. Car remains the primary mode of transport at 67%, followed by bus at 9% and train at 8%. Vehicle ownership averages 0.9 per dwelling, below the regional average.

According to the 2021 Census, a high 63.1% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 1,259 trips per day across all routes, equating to approximately 238 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's health outcomes data shows exceptional results based on AreaSearch's assessment of mortality rates and chronic condition prevalence, with very low prevalence across all age groups. The rate of private health cover is notably high at approximately 83% (8,348 people), compared to Greater Sydney's 59.9%. Nationally, the average is 55.7%.

Asthma and mental health issues are the most common conditions in North Bondi, affecting 6.0 and 5.3% of residents respectively. A total of 81.0% report being completely clear of medical ailments, compared to Greater Sydney's 74.6%. The area has 9.6% (965 people) aged 65 and over, lower than Greater Sydney's 15.4%. Health outcomes among seniors are strong, broadly in line with the general population nationally.

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 cultural diversity was notable, with 18.2% speaking a language other than English at home as of the latest data (2016). Born overseas comprised 38.6%. Christianity dominated religious demographics, at 30.1%, but Judaism stood out at 24.0%, significantly higher than Greater Sydney's average of 0.8%.

Top ancestry groups were English (23.0%), Australian (17.6%), and Other (16.5%). South African ancestry was overrepresented at 3.9% compared to the regional 0.5%. Polish ancestry stood out at 2.2%, higher than the regional average of 0.6%. French ancestry was also notable, at 1.9% versus the regional 0.5%.

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 percentage of residents aged 25-34 (19.6%) but fewer residents aged 65-74 (5.1%). This concentration of 25-34 year-olds is significantly higher than the national average of 14.4%. Between the 2021 Census and the present, the population of those aged 15 to 24 has grown from 9.9% to 12.7%, while the 35 to 44 age group increased from 17.6% to 18.8%. Conversely, the 45 to 54 age group declined from 14.5% to 12.5%, and the 5 to 14 age group dropped from 13.1% to 11.7%. By 2041, population forecasts indicate significant demographic changes in North Bondi. The 65 to 74 age cohort is projected to grow by 37%, adding 191 residents to reach a total of 704. In contrast, the 15 to 24 age cohort shows minimal growth of just 0%, with an increase of only 3 people.