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 May 2026, the population of the suburb of North Bondi is estimated to be around 9,859 people. This reflects an increase of 569 people since the 2021 Census, which reported a population of 9,290 people. The change was inferred from AreaSearch's estimate of the resident population at 9,820 following examination of the latest ERP data release by the ABS in June 2025 and an additional 10 validated new addresses since the Census date. This level of population results in a density ratio of 7,824 persons per square kilometer, placing North Bondi in the top 10% of national locations assessed by AreaSearch. The suburb's growth rate of 6.1% since the 2021 census exceeded that of its SA3 area at 5.6%, 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 North Bondi's population.

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, NSW State Government's SA2 level projections are used, 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 projected demographic shifts, North Bondi is expected to experience a population increase just below the median of national areas, reaching an estimated total of 9,859 persons in 2041, reflecting an overall increase of 7.7% over the 16-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 in North Bondi shows an average annual figure of around 24 new dwelling approvals. Between FY-21 and FY-25, approximately 122 homes were approved, with a further 20 approved so far in FY-26. This suggests that new supply has been keeping up with demand despite population decline.

The average expected construction cost value for new homes is $1,408,000, indicating a focus on the premium segment. In terms of commercial development, $39.7 million in approvals have been recorded this financial year, demonstrating strong momentum. Compared to Greater Sydney, North Bondi has 13.0% lower construction activity per person and ranks at the 28th percentile nationally, suggesting limited buyer options but strong demand for established homes. Recent construction comprises 11.0% detached dwellings and 89.0% townhouses or apartments, favouring higher-density living and creating more affordable entry points for downsizers, investors, and first-home buyers. The location has approximately 581 people per dwelling approval, reflecting an established market.

According to AreaSearch's latest quarterly estimate, North Bondi is expected to grow by 760 residents through to 2041, with building activity currently aligned with growth projections but potentially increasing buyer competition as population grows.

North Bondi has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 35 projects likely to impact the area. Notable projects include Hall Street Development, Central Element Lamrock Avenue, Pearl Bondi Beach, and AVRA Bondi Beach. The following list details those expected to be most relevant.

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.

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

North Bondi has a highly educated workforce with significant representation in the technology sector. Its unemployment rate was 2.8% as of December 2025. Over the past year, there was an estimated employment growth of 2.6%.

As of December 2025, 6,250 residents were employed, with an unemployment rate of 1.4% below Greater Sydney's rate of 4.2%. Workforce participation in North Bondi was 79.5%, compared to Greater Sydney's 68.8%. According to Census responses, 63.1% of residents worked from home, potentially influenced by Covid-19 lockdowns. The leading employment industries were professional & technical, finance & insurance, and health care & social assistance.

North Bondi had a high specialization in professional & technical jobs, with an employment share 1.9 times the regional level, but lower representation in health care & social assistance at 10.2% compared to the regional average of 14.1%. Employment opportunities locally appeared limited, as indicated by the count of Census working population versus resident population. Between December 2024 and December 2025, employment increased by 2.6%, while labour force increased by 2.6%, keeping the unemployment rate stable. In contrast, Greater Sydney saw employment rise by 2.2% and labour force grow by 2.3%, with a marginal increase in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest that over five years, national employment is expected to expand by 6.6%, and over ten years, it is forecast to increase by 13.7%. Applying these projections to North Bondi's employment mix indicates a potential local employment growth of 7.5% over five years and 14.7% over ten years, though these are simple weighting extrapolations for illustrative purposes only and do not account for localised population projections.

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 North Bondi's median income among taxpayers is $72,654, with an average of $142,588. Nationally, this is exceptionally high compared to Greater Sydney's median of $60,817 and average of $83,003. As of March 2026, current estimates based on Wage Price Index growth of 10.32% are approximately $80,152 (median) and $157,303 (average). North Bondi's household, family, and personal incomes rank highly nationally, between the 97th and 98th percentiles. The income distribution shows 42.2% of individuals earning more than $4,000 weekly, unlike broader area trends where 30.9% earn between $1,500 - 2,999 weekly. This indicates strong economic capacity with 54.2% earning above $3,000 weekly. 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 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 comparison, Sydney metro had 55.9% houses and 44.1% other dwellings. Home ownership in North Bondi was at 25.8%, with the rest either mortgaged (30.4%) or rented (43.8%). The median monthly mortgage repayment in the area was $3,966, higher than Sydney metro's average of $2,427. The median weekly rent figure was recorded at $700, compared to Sydney metro's $470. Nationally, North Bondi's mortgage repayments were significantly higher than the Australian average of $1,863, while 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

Educational attainment in North Bondi is notably high, with 58.6% of residents aged 15 and above holding university qualifications. This compares to national figures of 30.4% for Australia and 32.2% for New South Wales (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 among those aged 15 and above, with advanced diplomas making up 9.8% and certificates 10.0%.

Educational participation is high in the area, 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 facilitate 8,818 weekly passenger trips via 37 individual routes. The average distance to the nearest stop for residents is 132 meters, indicating excellent transport accessibility. In this predominantly residential area, most commuters travel outward. Car remains the primary mode of transportation at 67%, with bus and train usage at 9% and 8% respectively. Vehicle ownership averages 0.9 per dwelling, lower than the regional average.

According to the 2021 Census, 63.1% of residents work from home, potentially due to COVID-19 conditions. Daily service frequency across all routes is 1,259 trips, 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 show exceptional 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 (8,183 people) have private health cover, compared to Greater Sydney's 59.9% and the national average of 55.7%.

The most common medical conditions in North Bondi are asthma and mental health issues, affecting 6.0 and 5.3% of residents respectively. 81.0% of residents declare themselves completely clear of medical ailments, compared to Greater Sydney's 74.6%. As of the assessment date, North Bondi has 9.7% of its population aged 65 and over (956 people), lower than Greater Sydney's 15.5%. Health outcomes among seniors in North Bondi are strong, aligning with national rankings for the general population.

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, as recorded in the 2016 Census, 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 stood out with 24.0%, significantly higher than Greater Sydney's average of 0.8%.

For ancestry, the leading groups were English (23.0%), Australian (17.6%), and Other (16.5%). Notable disparities existed for South Australian (3.9% vs regional 0.5%), Polish (2.2% vs 0.6%), and French (1.9% vs 0.5%) ethnicities.

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 years and Australia's average of 38 years. Compared to Greater Sydney, North Bondi has a higher proportion of residents aged 25-34 (20.1%), but fewer residents aged 65-74 (5.2%). This concentration of 25-34 year-olds is significantly higher than the national average of 14.6%. Between the 2021 Census and now, the proportion of residents aged 15-24 has increased from 9.9% to 12.6%, while those aged 35-44 have increased from 17.6% to 18.9%. Conversely, the proportion of residents aged 45-54 has declined from 14.5% to 12.4%, and those aged 5-14 have decreased from 13.1% to 11.5%. By 2041, North Bondi's population is projected to undergo significant demographic changes. The number of residents aged 65-74 is expected to grow by 35%, adding 181 residents to reach a total of 694. Meanwhile, the populations of those aged 0-4 and 15-24 are projected to decline.