Bondi Beach (NSW 2026) in Focus 2026: $4,153,000 Median, 4.1% Yield & 80/100 R-Score

Market Classification: Accelerating Momentum Turnaround · R-Score: 80/100 (National Rank #3,136 of 15,286) · Street Average: 23/100 across 36 streets.

Lagging 12-month median price tables often miss the inflection point when a suburb transitions from quiet accumulation into active expansion. Over the past year, Bondi Beach’s R-Score has climbed by +26 points to 80/100 as days on market (23 days) and rental vacancy (3.1%) tightened ahead of the broader NSW market.

Below is our full September 2026 quantitative and street-level breakdown for Bondi Beach (NSW 2026), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Waverley (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 10,659 residential addresses.

1. Bondi Beach (NSW) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)

Over the past 12 months, Bondi Beach’s median house price moved -17.9% (from $5,060,000 to $4,153,000), bringing its 3-year cumulative price movement to +5.4% (from $3,939,000 three years ago). On the rental side, median weekly asking rents moved +10.2% over the past year to $3250/wk (+110% over 36 months), equating to a 4.1% gross rental yield. Compared with 12 months ago—when Bondi Beach carried an R-Score of 54/100—its current composite R-Score of 80/100 represents a +26-point shift in underlying market pressure.

Indicator / R-Score Pillar	Bondi Beach (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	80 / 100	Ranked #3,136 of 15,286 suburbs (was 54/100 12m ago)
Median House Price	$4,153,000	12m change: -17.9% · 36m change: +5.4%
Median Weekly Rent & Gross Yield	$3250/wk (4.1%)	12m rent change: +10.2% · 36m rent change: +110%
Rental Vacancy & Days on Market	3.1% vacancy	Median selling time: 23 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	40 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	32 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	64 / 100	Measures short/medium-term price velocity vs Waverley & NSW
Pillar 4: Yield Pressure	61 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Bondi Beach (NSW)

Why do two 4-bedroom houses in Bondi Beach achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 10,659 addresses across 36 streets in Bondi Beach through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 0 streets (0% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Bondi Beach rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 0 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 34 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Bondi Beach (NSW)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 36 streets in Bondi Beach):

Top Street in Bondi Beach	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Rickard Avenue	25/100	57	62%	0%	$1475/wk (1.3%)
#2 Barracluff Avenue	25/100	20	62%	0%	$1475/wk (1.3%)
#3 Notts Avenue	25/100	137	62%	0%	$1850/wk (3.5%)
#4 Cox Avenue	25/100	55	47%	0%	$1150/wk (5.9%)
#5 Chambers Avenue	25/100	28	47%	0%	$1150/wk (5.9%)

Streets Where Block-Level Tenure Trails the Bondi Beach Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Bondi Beach:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Denham Street	0/100	13	43%	8%	$1273/wk
Edward Street	9/100	203	38%	5.1%	$1201/wk
Ramsgate Avenue	15/100	593	28%	8.2%	$935/wk

3. Economic & Supply Drivers in Waverley Council (New South Wales)

Bondi Beach sits within the Waverley Local Government Area, which has a residential population of approximately 73,345 (+5.5% population movement over the past 3 years) and 31,561 total dwellings. Three council-level fundamentals shape Bondi Beach’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Waverley are Retail Trade (16%), Health Care and Social Assistance (13%), Accommodation and Food Services (11%), Professional, Scientific and Technical Services (10%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Waverley approved 0.6% new dwelling stock (~156.626 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Waverley currently has $1.0 billion in tracked major infrastructure projects (placing it in the 41th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Bondi Beach (September 2026)

What does it actually cost to acquire and hold a typical house in Bondi Beach at today’s median price of $4,153,000 and median rent of $3250/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Bondi Beach Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$4,153,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$1,029,944	$830,600 deposit (80% LVR) + ~$199,344 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$3,322,400	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$169,000/yr ($3250/wk)	4.1% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$253,333/yr	Assumes 6.25% interest-only ($207,650/yr) + ~1.1% for council rates, insurance & property management ($45,683/yr)
Pre-Tax Weekly Cashflow Position	-$1622/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Bondi Beach—And 3 Rules Before You Make an Offer

R-Score Jumped +26 Points Over the Past 12 Months. Based on our September 2026 data, Bondi Beach is best suited to higher-income professionals, medical practitioners, and upgraders with strong cashflow buffers targeting scarce land in an owner-occupier dominated suburb.

1. Never Buy Blind on the Suburb Median: In Bondi Beach, 34 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Bondi Beach Street Score Hub and target the 0 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Rickard Avenue, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.