Thinking about buying your first home in Bondi (2026)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Bondi is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Bondi a good suburb to buy in 2026?
Bondi (2026) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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63 min
47 min
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The verdict
Who it is for
Bondi suits high-income renters ready to buy their first or second unit, and established buyers who can absorb a $1,404,500 entry point for a flat in one of Sydney's most walkable neighbourhoods. A walkability score of 95, 127 cafes and 85 transport stops within 1.6 kilometres make car-free living genuinely practical. The median age of 34 and a median household income of $2,546 per week sketch the typical buyer here: dual-income, professionally settled, and prioritising lifestyle over space.
Who would not love it
Families will find Bondi thin on the ground for schooling. There are two public primaries nearby with a solid ICSEA of 1095, but no public secondary school in the postcode, so secondary options require planning. Houses represent just 7% of stock and sit at a median of $4,350,000, well beyond most budgets. The 57% renter share and 80% flat composition mean strata levies, body corporate disputes, and transient neighbours are facts of life here, not edge cases.
What to verify before you bid
- Unit prices are flat year-on-year at -0.0% across 206 sales, so pull the strata records and confirm levy arrears and any outstanding special levies before exchanging contracts. - The composite Stickybeak financial grade is C+, which warrants a close read of your borrowing capacity against the $1,404,500 unit median. - Confirm your secondary school zoning with Waverley Council, given no public secondary school exists in the postcode. - First Home Buyer Assistance Scheme stamp duty relief does not apply at either median price point here.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Bondi?
BOCSAR · BONDI 2026
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K4,86012 mo to Dec 2025
VS GREATER SYDNEY−39%Below Sydney average
5-YR TREND (LGA)Waverley
Within LGA: Waverley
TOP OFFENCE CATEGORIES
THEFT59%181 reports
DRUG OFFENCES22%66 reports
ASSAULT19%59 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED58%
NON-DOMESTIC42%
Across 57 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Bondi
20
GoodAQI · NSW DCCEEW
13:48 AEST
Randwick station · 5.4 km from centroid
12-month median:AQI 31 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
3.9µg/m³
24-hr avg
PM10i
9.9µg/m³
24-hr avg
NO₂i
0.6pphm
1hr reading
AQI · last 12 months · daily mean
Randwick station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Based on 413 new bond lodgements this quarter.
Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
$1,000per week
Sep 2025 · 413 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Bellevue Hill2023
$930▼$70
1.8 km away
Rose Bay2029
$900▼$100
1.8 km away
Bronte2024
$968▼$32
1.9 km away
Bondi Junction2022
$1,150▲$150
2.1 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2026
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2026. Expected back by Q3 2026.
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Compare Bondi with another suburb
Also in Waverley
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Waverley postcodes, or explore the full Waverley suburb index.
Bondi is the primary suburb with postcode 2026 in New South Wales. In some cases multiple suburbs share the same postcode — Bondi is the main locality.
Which local government area is Bondi in?
Bondi (2026) is located in the Waverley local government area in New South Wales.
What data does Stickybeak show for Bondi?
Stickybeak shows 16 data cards for Bondi (2026) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Bondi flood prone?
Flood risk varies street by street in Bondi. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Bondi?
The Schools card on this page lists primary and secondary schools within the catchment area for Bondi (2026), including their NAPLAN performance data and distance from the suburb centre.
Is Bondi (2026) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Bondi (2026). Eligibility depends on the purchase price and your individual circumstances.
How is Bondi changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Bondi (2026) using data from NSW Planning, the ATO, and the ABS.
