Thinking about buying your first home in Bondi Beach (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 Beach 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 Beach a good suburb to buy in 2026?
Bondi Beach (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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15 min
20 min
63 min
47 min
25 min
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The verdict
Who it is for
Bondi Beach suits high-income renters ready to buy their first and probably only unit here, or established buyers trading up to a house if they can absorb a $4,330,000 median. The suburb skews young, with a median age of 33, and the walkability score of 95 puts almost everything, 127 cafes, 15 supermarkets, 20 medical services, within easy reach on foot. The 22-minute off-peak drive to the CBD is reasonable, and air quality is genuinely clean at an AQI of 31.
Who would not love it
Families should think carefully. There is no public secondary school in the postcode, and only two primaries, so secondary schooling means a commute or private fees. At 86% flats and just 4% separate houses, this is overwhelmingly a unit market, and the median unit price has fallen 6.3% over the past year. With only 32% owner-occupiers, you will likely be surrounded by renters and short-stay guests, which shapes the feel of any strata building you buy into.
What to verify before you bid
- The unit median dropped 6.3% year-on-year across 181 sales. Pull the specific building's sales history and check the strata records for special levies or ongoing defect disputes before you commit. - No secondary school sits in the postcode. Confirm your preferred public or private option, its enrolment zone, and current waitlist status if you have school-age children. - First Home Buyer Assistance Scheme stamp duty relief does not apply at either median price point here. Factor the full transfer duty cost into your budget from the outset.
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 Beach?
BOCSAR · BONDI BEACH 2026
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K9,37212 mo to Dec 2025
VS GREATER SYDNEY+17%Above Sydney average
5-YR TREND (LGA)Waverley
Within LGA: Waverley
TOP OFFENCE CATEGORIES
THEFT54%316 reports
ASSAULT24%141 reports
AGAINST JUSTICE PROCEDURES22%128 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED36%
NON-DOMESTIC64%
Across 127 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 Beach
20
GoodAQI · NSW DCCEEW
14:21 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 Beach 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 Beach is the primary suburb with postcode 2026 in New South Wales. In some cases multiple suburbs share the same postcode — Bondi Beach is the main locality.
Which local government area is Bondi Beach in?
Bondi Beach (2026) is located in the Waverley local government area in New South Wales.
What data does Stickybeak show for Bondi Beach?
Stickybeak shows 16 data cards for Bondi Beach (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 Beach flood prone?
Flood risk varies street by street in Bondi Beach. 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 Beach?
The Schools card on this page lists primary and secondary schools within the catchment area for Bondi Beach (2026), including their NAPLAN performance data and distance from the suburb centre.
Is Bondi Beach (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 Beach (2026). Eligibility depends on the purchase price and your individual circumstances.
How is Bondi Beach changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Bondi Beach (2026) using data from NSW Planning, the ATO, and the ABS.
