Bondi Beach · Sydney NSW

Price model — what the model says a typical home here achieves at auction

Modelled from 146,492 Australian auction sales (2021–2026). Sydney cells run on the base model (suburb prior + configuration + time) without the Sydney-only land/school/transport features — ranges are honest about the wider uncertainty. Estimates from comparable auction results — not valuations or financial advice.

Buildings in Bondi Beach — full dossiers: every sale, turnover, orders, what units rent for

The 20 most-transacted of 144 Bondi Beach buildings with dossiers — the rest are reachable from these pages and the sitemap. Sales counts and resale records from NSW Valuer General bulk data (CC-BY); lot counts from the NSW Strata Hub register. Each dossier also states what public records cannot tell you.

Recent comparable sales — the real auction results behind the estimates

Units

Recent sold auction results in Bondi Beach from the price model's training set (published Domain results). A sample, not every sale.

What Bondi Beach actually sold for — published auction results, quarter by quarter

Quarterly medians of real published auction results (sold outcomes only). Historical results — not a prediction, valuation or financial advice.

All settled sales — every recorded sale, not just auctions

Last 12 months: 244 settled sales · median $1,800,500 (middle half $1,300,000–$3,137,500)

Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Residential sales of all methods — private treaty and auction. © State of New South Wales (Valuation NSW).

Crime — recorded key offences (BOCSAR)

Index 48 — around the Sydney average (50 = average) · band average

BOCSAR recorded key offences per resident at POSTCODE level (2026) — a postcode can span neighbouring suburbs. Rates are per RESIDENT — visitor-heavy precincts read high. Source: NSW Bureau of Crime Statistics and Research (CC BY 4.0).

🚩 Yield vs growth — who pays here, and does it convert?

Rent trap risk — cash flows, capital has sat still. Gross yield 4.3% (bond-median rent $1000/wk against a measured unit sale median of $1200k) · measured growth -7.7%/yr — against metro medians of 4.1% and 1.7%/yr across 39 tracked suburbs.

Yield is above the metro median but measured growth is below it. Ask WHO pays that rent: if the tenant base structurally can't convert to buyers, the yield never becomes growth.

Rent trajectory (new-tenancy bond medians, postcode 2026): +5.6%/yr over the last 3 years · +5.0%/yr since 2019 — a level is not a trend; both are shown so neither is implied.

Working: rent = NSW rental bond lodgements, flats, postcode level; growth = all-unit quarterly-median OLS — mix-sensitive, read as indicative over 14 quarters. Relative labels — "high" means above the metro median in this window, nothing more. Drivers are places and distances, never who lives here.

Delivered & approved supply — what got built around here, honestly windowed

788 dwellings approved in Bondi Beach between 2019-08-30 and 2023-04-29 (557 applications). Largest: 71dw 79 Wellington Street Bondi Beach 2026 (2021) · 52dw 79 Wellington Street Bondi Beach 2026 (2022).

Census check: occupied dwellings grew from 4,751 (2016) to 6,166 (2021) — +1,415 delivered in that window, +452 of them apartments — measured completion, independent of any approval record.

Council portal records begin August 2019 — approvals before that date are invisible to the automated count and appear here only where curated from public record (and say so). Approved also precedes completed by 1–3 years. State-assessed projects live in the fast-track section, not these counts.

State-assessed housing nearby — the fast-track pipeline within 2.5km, refused declarations included

120 dwellings · 122 - 128 Hewlett Street , Bronte · 1.3km away · Fortis
Declared State Significant — on the fast-track · HDA record, 2025-12-09

122-128 Hewlett Street, Bronte · 1.5km away
Preparing the EIS — design being documented · SSD-124072740

7-21 Bondi Road, Bondi Junction · 1.8km away
Preparing the EIS — design being documented · SSD-131638490

23-31 Dover Road, Rose Bay · 1.9km away
Under assessment · SSD-86017721

46 dwellings · 7-19 Bondi Road, Bondi Junction · 1.9km away
Withdrawn · SSD-70178962

100 dwellings · 9 Cooper Park Road, Bellevue Hill · 2km away · Maryland Developments Pty Ltd
Not declared — fast-track refused · HDA record, 2026-06-23

+ 2 more within 2.5km — see the full fast-track list.

Known pipeline within 2.5km: 301 dwellings across 8 projects — future supply IF approved and built. More homes coming can mean growth in services and momentum, but also more stock competing with a resale.

These proposals go straight to NSW state assessment (Housing Delivery Authority pathway) and never appear in council DA counts. Dwelling numbers are the applicant's EOI figures — assessment can trim them. Distance is suburb-centre to project, ±500m.

Schools — density, catchment and community profile

5 primary schools within 2km · nearest school ~0.44km · 3 selective within 5km · ICSEA 1137

Catchment (suburb-centre approximation): Bondi Beach PS · Rose Bay SC — a boundary address can differ; verify yours at NSW School Finder.

ICSEA is the socio-educational advantage of a school's community (My School, national average ~1000) — a demographic measure, not a quality or results score. NSW DoE school locations + intake zones, CC BY 4.0.

Auction market pace — Sydney weekly clearance

Benchmark series (Domain): week to 2026-08-22 — 53.8% of 372 reported auctions. Our own tracking (withdrawn counted): week to 2026-08-22 — 43% of 524 scheduled. Lower clearance generally means more room for buyers to negotiate.

Suburb breakdown — trailing 8 weeks, our tracking, withdrawn counted

Recent auction addresses in Bondi Beach

Every address links to its own page — published results, price estimate, suburb context.

7/36 Ramsgate Av · 8/21 Sir Thomas Mitchell Rd · 2/303 Simpson St · 162 Wellington St · 20/53-55 O'brien St · 40/5 Campbell Pde · 21/40-42 Ramsgate Av · 7/66 Roscoe St · 20 Forest Knoll Av · 2/55 Sir Thomas Mitchell Rd · 5/2-8 Ramsgate Av · 201/180-186 Campbell Pde · 23/7 Beach Rd · 4/67 Roscoe St · 6/64 Sir Thomas Mitchell Rd · 9/50-52 Beach Rd · 33 Curlewis St · 29 Barracluff Av · 6/57 Sir Thomas Mitchell Rd

Development pipeline — what's proposed in Bondi Beach, and how far along it is

State-pipeline proposals (pre-DA — the biggest projects start here)

• 27-29, 31-33, 35-37 & 39 Hall Street, Bondi Beach — 116 dwellings (95 dwellings above existing consents) including 11% as affordable housing in perpetuity, delivered as a 12-storey shop top building
  Urbis Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)

Major applications in the DA channel

Plus 127 smaller applications (renovations, single dwellings, signage) — 68 determined, 18 lodged, 28 approved, 2 refused, 6 withdrawn, 4 cancelled, 1 rejected.

What this view cannot see

• Council DAs from the NSW Planning Portal open feed, matched within ~150 m of addresses we track — a proximity net, not a complete register.
• Verdicts (approved/refused) come from a dataset frozen in Nov 2023: anything determined after that shows “determined” without a published outcome. Check the application on the NSW Planning Portal for the current decision.
• The largest master-planned sites can proceed as State Significant Development or planning proposals and never appear as council DAs. State-pipeline EOIs shown here are proposals, not applications, and can change or lapse.
• No feed we hold ties a construction certificate to a specific application, so no project row here can honestly read “under construction” — “approved” never means “built”. Suburb-level construction-certificate volume appears in the DA-volume section.

Housing and jobs targets — WAVERLEY LGA

Under the NSW Government's 20-year Sydney plan, WAVERLEY has a five-year housing target of 2,400 new homes (2024–2029) and a jobs target of 3,500–5,800 additional jobs by 2046.

The housing target is the supply pipeline for the area: the number of new homes the state expects the council to plan capacity for, concentrated around the centres and station areas the Plan nominates. The jobs figure is published as an aspirational range and is not legislated the way housing targets are.

Source: The Sydney Plan, Appendix D — Housing and Employment Guidance (published 13 August 2026), licensed CC BY 4.0. © State of New South Wales and Department of Planning, Housing and Infrastructure 2026