Considering Tamarama? This page brings together 17 data cards on what it’s like to live there, what the catchments and amenities are, and where the suburb is heading. The analysis covers safety, family fit, financial picture, and lifestyle.
Is Tamarama a good suburb to buy in 2026?
Tamarama (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
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The verdict
Who it is for
Tamarama suits high-income buyers who want coastal living without sacrificing urban convenience. The median unit price of $2,300,000 is the realistic entry point here, and with a median household income of $4,522 per week across the suburb, your neighbours will reflect that bracket. Walkability sits at the 95th percentile, the air quality index is a clean 31, and 127 cafes within 1.6 kilometres signals a genuinely walkable, amenity-rich neighbourhood for professionals in their mid-thirties.
Who would not love it
The house market is sending a warning signal. A median of $8,750,000 paired with a 19 per cent year-on-year fall and 92 days on market suggests the top end is soft and illiquid, with only seven sales recorded. Families should also note there is no public secondary school in the postcode. First home buyers are locked out entirely, with the First Home Buyer Assistance Scheme not applicable at either price point.
What to verify before you bid
- The unit median rose 21.1 per cent on just 25 sales. Confirm comparable sales individually rather than trusting the median as a stable benchmark, given the thin volume. - There is no public secondary school in the postcode. Map your preferred secondary options and check enrolment zones before committing. - The composite Stickybeak grade is B with a specific flag of "safe insufficient." Request the full safety breakdown for the immediate streets you are considering.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Tamarama?
BOCSAR · TAMARAMA 2026
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K4,12712 mo to Dec 2025
VS GREATER SYDNEY−49%Below Sydney average
5-YR TREND (LGA)Waverley
Within LGA: Waverley
TOP OFFENCE CATEGORIES
THEFT46%18 reports
DRUG OFFENCES28%11 reports
ASSAULT26%10 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED80%
NON-DOMESTIC20%
Across 10 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 Tamarama
20
GoodAQI · NSW DCCEEW
14:20 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 Tamarama 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.
Tamarama is the primary suburb with postcode 2026 in New South Wales. In some cases multiple suburbs share the same postcode — Tamarama is the main locality.
Which local government area is Tamarama in?
Tamarama (2026) is located in the Waverley local government area in New South Wales.
What data does Stickybeak show for Tamarama?
Stickybeak shows 16 data cards for Tamarama (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 Tamarama flood prone?
Flood risk varies street by street in Tamarama. 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 Tamarama?
The Schools card on this page lists primary and secondary schools within the catchment area for Tamarama (2026), including their NAPLAN performance data and distance from the suburb centre.
Is Tamarama (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 Tamarama (2026). Eligibility depends on the purchase price and your individual circumstances.
How is Tamarama changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Tamarama (2026) using data from NSW Planning, the ATO, and the ABS.
