North Bondi
Investment Score
78
/100
AI Intelligence Summary
North Bondi is a premium coastal suburb in Sydney's Eastern Suburbs, renowned for its proximity to world-famous Bondi Beach and high-quality lifestyle amenities. This small but highly desirable area commands some of Sydney's highest property values, driven by its beachside location, strong transport links to the CBD, and vibrant community atmosphere. The suburb attracts a diverse mix of young professionals, families, and lifestyle seekers who value the coastal environment and urban convenience. Property stock consists primarily of older apartment blocks mixed with modern developments, though new construction is limited by heritage constraints and zoning restrictions. The rental market remains exceptionally strong due to consistent demand from beach lifestyle enthusiasts and proximity to employment hubs. North Bondi benefits from excellent walkability, access to the famous Bondi to Coogee coastal walk, and a thriving café culture. While parking can be challenging and local shopping options are limited, residents easily access nearby Bondi Junction for major retail and services. The community maintains a strong focus on health, fitness, and outdoor activities, reflecting the beachside lifestyle. Transport connectivity is good via regular bus services, though the area lacks direct rail access. The suburb's investment appeal remains high despite premium pricing, supported by consistent capital growth, strong rental yields, and limited supply of new stock.
Strengths
- •Premium beachside location with direct access to Bondi Beach
- •Strong capital growth potential and high property values
- •Excellent walkability and coastal lifestyle amenities
- •Consistent rental demand from lifestyle seekers
Opportunities
- •Apartment renovation and modernization potential
- •Growing short-term rental market for tourism
- •Continued infrastructure improvements in Eastern Suburbs
- •Increasing demand for coastal lifestyle properties post-COVID
Considerations
- •Very high property prices limiting affordability
- •Limited parking availability typical of dense coastal areas
- •No direct rail access requiring bus connections
- •Limited local shopping requiring travel to nearby centres
A decision, not just a search · North Bondi
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$3.85M
+8.5% 1yr
$1.42M
+6.8% 1yr
$2.65M
$2,100/wk
$1,050/wk
28
1.2%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.3% | +45.2% |
| Unit | +6.8% | +18.7% | +38.4% |
Rental Yields
House Yield
2.8%
Unit Yield
3.9%
Townhouse Yield
3.2%
Investment Scorecard
Demand/Supply Ratio: 2.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for North Bondi at median house price
Stamp Duty Estimate
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$2100/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$2,197/week
Land Tax Exposure
~60% of median price
Annual: $19,860
Annual: $36,660
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 9.0% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$197,350
After-tax yield
1.71%
Weekly holding cost
$2197/wk
10yr CGT (est.)
$1.54M
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
3,200
34
$95K
per annum
42.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
45
8
1
8.0 km
Nearest Station: Bondi Junction
Premium beachside living with excellent dining, coastal walks, water sports, fitness culture, and vibrant café scene in a walkable environment.
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Data sourced from multiple sources. Last updated 28 March 2026.