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

AreaSearch's projections for North Bondi are based on ABS/Geoscience Australia projections released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections released in 2022 with a base year of 2021 for areas not covered by the former data. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. According to population projections, North Bondi is expected to increase by 999 persons to 2041, reflecting a gain of 9.1% in total over the 17-year period.

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

AreaSearch analysis of ABS building approval numbers for North Bondi shows approximately 24 dwellings receiving development approval annually. Between financial years FY-21 and FY-25, around 122 homes were approved, with a further 19 approved in FY-26 as of the present date. The population has declined recently, yet housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice.

New properties are constructed at an average expected construction cost value of $1,408,000, indicating developers' focus on the premium market and high-end developments. This financial year has seen $39.7 million in commercial approvals, reflecting strong commercial development momentum. Compared to Greater Sydney, North Bondi records 15.0% less building activity per person, placing it among the 28th percentile of areas assessed nationally. This suggests somewhat limited buyer options while strengthening demand for established properties, potentially due to market maturity and possible development constraints. New development consists of 11.0% standalone homes and 89.0% attached dwellings, promoting higher-density living which creates more affordable entry points suitable for downsizers, investors, and first-home buyers.

The location has approximately 581 people per dwelling approval, indicating an established market. AreaSearch's latest quarterly estimate projects North Bondi to grow by 916 residents through to 2041. 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

Local infrastructure changes 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 projects expected to be most relevant.

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

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North Bondi ranks among the top 25% of areas assessed nationally for overall employment performance

North Bondi has an educated workforce, with the technology sector prominent. Its unemployment rate was 2.7% as of a certain period. Employment grew by 3.4% in the past year, according to AreaSearch data aggregation.

As of December 2025, 6,449 residents were employed with an unemployment rate of 1.4% below Greater Sydney's rate of 4.2%. Workforce participation was high at 81.4%, compared to Greater Sydney's 70.2%. A significant 63.1% of residents worked from home, possibly due to Covid-19 lockdowns. Employment is concentrated in professional & technical (1.9 times the regional average), finance & insurance, and health care & social assistance sectors (under-represented at 10.2%).

The area offers limited local employment opportunities. In the past year, employment increased by 3.4% alongside labour force growth of 3.4%, keeping unemployment flat. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth of 6.6% over five years and 14.7% 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

AreaSearch's latest postcode level ATO data for financial year 2023 shows that North Bondi has exceptionally high incomes nationally. The median income is $72,654 and the average income stands at $142,588. This contrasts with Greater Sydney's figures of a median income of $60,817 and an average income of $83,003. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates would be approximately $79,091 (median) and $155,221 (average) as of September 2025. According to the 2021 Census figures, incomes in North Bondi rank highly nationally, between the 97th and 98th percentiles for household, family, and personal incomes. Income analysis reveals that 42.2% of residents earn $4000+ weekly (4,244 residents), contrasting with the surrounding region where the $1,500 - 2,999 bracket leads at 30.9%. A substantial proportion of high earners (54.2% above $3,000/week) indicates strong economic capacity throughout the area. High housing costs consume 17.8% of income, but strong earnings still 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 a higher proportion of rental properties than 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). In contrast, Sydney metro had 55.9% houses and 44.1% 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 $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 at $3,966 against 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 lower-than-average median household size

Family households constitute 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 comprise the remaining 33.4%, with lone person households at 23.6% and group households making up 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 higher educational attainment than Australia's average. 58.6% of its residents aged 15+ have university qualifications, compared to 30.4% nationally and 32.2% in NSW. Bachelor degrees are the most common (41.2%), followed by postgraduate qualifications (14.5%) and graduate diplomas (2.9%). Vocational pathways account for 19.8%, 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, 8.4% in secondary, and 6.2% in 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 used by 8,818 passengers weekly across 37 different routes. Residents have excellent transport accessibility, with an average distance of 132 meters to the nearest stop. Most residents commute outward daily. Car remains the primary mode of transport at 67%, followed by bus at 9% and train at 8%. The area has a lower than average vehicle ownership rate of 0.9 per dwelling.

According to the 2021 Census, 63.1% of residents work from home, which may be due to COVID-19 conditions. Service frequency averages 1,259 trips per day across all routes, with each stop receiving approximately 238 weekly trips.

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 show excellent results based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups. Approximately 83% of North Bondi's total population (8,348 people) has private health cover, compared to 59.9% in Greater Sydney and the national average of 55.7%.

The most common conditions are asthma (6.0%) and mental health issues (5.3%). 81.0% of residents report being completely clear of medical ailments, compared to 74.6% in Greater Sydney. North Bondi has 9.6% of residents aged 65 and over (965 people), lower than the 15.4% in Greater Sydney. Health outcomes among seniors are strong and align with national rankings.

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 predominant religion, comprising 30.1%. Judaism was significantly overrepresented at 24.0%, far exceeding Greater Sydney's average of 0.8%.

The top three ancestry groups were English (23.0%), Australian (17.6%), and Other (16.5%). Notably, South Australian ancestry was overrepresented at 3.9% compared to the regional average of 0.5%, as were Polish (2.2% vs 0.6%) and French (1.9% vs 0.5%) ancestries.

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 national average of 38 years. Compared to Greater Sydney, North Bondi has a higher proportion 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 proportion of North Bondi's population aged 15 to 24 has increased from 9.9% to 12.7%, while the proportion aged 35 to 44 has risen from 17.6% to 18.7%. Conversely, the proportion aged 45 to 54 has decreased from 14.5% to 12.5%, and the proportion aged 5 to 14 has fallen from 13.1% to 11.7%. By 2041, North Bondi's population is forecasted to undergo significant demographic changes. The number of residents aged 65-74 is projected to grow by 36%, adding 185 individuals to reach a total of 698 in this age group. Meanwhile, the number of residents aged 15 to 24 is expected to decrease.