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, the estimated population for the North Bondi statistical area is around 10,034. This figure reflects an increase since the 2021 Census, which reported a population of 9,290 people in the area. The growth from 2021 to November 2025 was inferred from AreaSearch's estimate of the resident population at 9,974 and nine validated new addresses added since the Census date. This results in a population density ratio of 7,963 persons per square kilometer, placing North Bondi in the top 10% of national locations assessed by AreaSearch. The growth rate for North Bondi between the 2021 Census and November 2025 was 8.0%, exceeding both the SA3 area's growth rate of 5.8% and the SA4 region's growth rate during this period. This increase was primarily driven by overseas migration, contributing approximately 76.0% of overall population gains.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in June 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises the NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Based on aggregated SA2-level projections, the North Bondi (SA2) is expected to increase by 992 persons by the year 2041. This reflects an overall increase of approximately 9.8% over the 17-year period from November 2025 to 2041.

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 around 24 new homes approved annually over the past five financial years ending June 30, totalling an estimated 123 homes. As of May 26, 2021, 21 approvals have been recorded this financial year. The area has experienced population decline, suggesting that new supply is keeping up with demand and offering good choice to buyers. New properties are constructed at an average value of $1,407,000, indicating that developers target the premium market segment with higher-end properties.

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

Population forecasts indicate that North Bondi will gain 978 residents by June 30, 2041 (from the latest AreaSearch quarterly estimate). Construction is maintaining a reasonable pace with projected growth, although buyers could encounter growing competition as population increases.

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 ones are Hall Street Development, Central Element Lamrock Avenue, Pearl Bondi Beach, and AVRA Bondi Beach. The following 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.

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 is 2.9%, having seen an estimated employment growth of 3.4% over the past year according to AreaSearch data aggregation.

As of September 2025, 6,457 residents are employed while the unemployment rate is 1.3% lower than Greater Sydney's rate of 4.2%. The workforce participation rate in North Bondi stands at 70.5%, compared to Greater Sydney's 60.0%. Employment is concentrated in professional & technical, finance & insurance, and health care & social assistance sectors. Notably, professional & technical employment share is 1.9 times the regional level, while health care & social assistance has a limited presence at 10.2% compared to the regional 14.1%.

Over the 12 months to September 2025, employment increased by 3.4%, labour force grew by 3.3%, and unemployment fell by 0.1 percentage points in North Bondi, contrasting with Greater Sydney's figures of 2.1% employment growth, 2.4% labour force increase, and a 0.2 percentage point rise in unemployment. State-level data as of 25-Nov shows NSW employment contracted by 0.03%, with an unemployment rate of 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% expansion 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 simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

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

AreaSearch's aggregation of latest postcode level ATO data released for financial year 2023 shows 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% since financial year 2023, current estimates for North Bondi would be approximately $79,091 (median) and $155,221 (average) as of September 2025. According to the 2021 Census, household, family, and personal incomes in North Bondi rank between the 97th and 98th percentiles nationally. The data shows that 42.2% of individuals earn $4,000 or more per week, contrasting with Greater Sydney where the $1,500 - $2,999 bracket leads at 30.9%. High earnings mean that 54.2% of individuals in North Bondi earn above $3,000 per week, indicating strong economic capacity throughout the suburb. Despite high housing costs consuming 17.8% of income, disposable income remains 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 19.2% houses and 80.8% 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 in the area 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 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 higher-than-average median household size

Family households constitute 66.6% of all households, consisting of 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 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

North Bondi's educational attainment is notably higher than national and state averages. Among residents aged 15 and above, 58.6% have 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%. 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, all serving buses. These stops are covered by 37 different routes that together facilitate 8,818 weekly passenger trips. The accessibility of these services is rated excellent, with residents typically living just 132 meters from the nearest stop.

On average, there are 1,259 trips per day across all routes, which translates to approximately 238 weekly trips per individual 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 demonstrates excellent health outcomes with a very low prevalence of common health conditions across all age groups. The rate of private health cover is exceptionally high at approximately 83% (8,329 people), compared to 88.6% across Greater Sydney and 55.7% nationally. The most prevalent medical conditions are asthma (6.0%) and mental health issues (5.3%), with 81.0% of residents reporting no medical ailments, compared to 77.6% in Greater Sydney.

Only 9.4% (943 people) of North Bondi's population is aged 65 and over, lower than the 16.4% in Greater Sydney. Health outcomes among seniors are particularly strong, aligning with the general population's health 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 predominant religion, comprising 30.1%. Judaism was notably 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, Polish, and French ethnicities showed notable divergences in representation: South African at 3.9% (vs regional 2.4%), Polish at 2.2% (vs 1.9%), and French at 1.9% (vs 1.5%).

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. Compared to Greater Sydney, North Bondi has a higher proportion of residents aged 25-34 (20.3%) 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 residents aged 15-24 has increased from 9.9% to 12.7%, while the proportion of those aged 45-54 has decreased from 14.5% to 12.7%. The proportion of residents aged 5-14 has also dropped, from 13.1% to 11.9%. By 2041, North Bondi's population is forecasted to undergo significant demographic changes. Notably, the number of residents aged 65-74 is projected to grow by 38%, adding 194 individuals to reach a total of 706 in this age group. Conversely, the numbers in the 5-14 age range are expected to decrease by 10%.