Bondi Junction unit market · 1 January to 1 October 2026
Bondi Junction units: who made money in 2026, and who did not
Nine months of sales, read one by one. Most sellers made money. Ten did not. Every one of those ten bought between 2016 and 2023.
I have gone through every recorded unit sale in Bondi Junction this year above $500,000. There are 90 records. After removing duplicates and records that conflict, 82 clean sales remain. That is enough to say something useful.
One-bedroom units sold from $595,000 to $1,180,000. Two-bedroom units from $825,000 to $2,395,000. Three-bedroom units from $1,550,000 to $3,500,000. The top sale was a three-bedroom apartment in Eastgate Gardens on Spring Street.
When they sold
Recorded unit sales by month, 2026
31 sales in the March quarter. 35 in the June quarter. 16 so far in the September quarter. The last figure will grow. Sales take weeks to reach the record, and some prices stay undisclosed until settlement.
Do not read the fall as a collapse. Read it as incomplete.
Who made money, and who did not
This is the part vendors should read carefully. 75 of this year’s sales have an earlier price to compare against. 63 sold for more. 2 sold for exactly what they cost. 10 sold for less.
The year of purchase explains almost all of it.
Change in price against the year the seller bought
Select a point for the address and both prices.
38 sellers bought in 2015 or earlier. None lost money. Their median gross gain was 73 per cent.
35 sellers bought between 2016 and 2023. 10 lost money and one broke even. Their median gross gain was 9.2 per cent. After stamp duty on the way in and selling costs on the way out, a gain of that size is a loss.
The ten sales below the previous price
Together those ten sellers gave back $1,209,440. Nine of the ten were in newer or high-rise buildings on Oxford Street, Gray Street, Adelaide Street and Bronte Road. The Archibald apartment alone lost $420,940 against its 2017 price.
A caution. Several of those earlier prices were off-the-plan contracts. The buyer paid a forward price for a building that did not yet exist. The resale market has since said what it is worth.
Two more sales deserve a mention. An apartment at 241 Oxford Street sold for $800,000. It cost $800,000 in 2014. Twelve years, no movement. And 209/3 Gray Street sold for $1,100,000, the same as in 2021.
The older low-rise stock bought in the same years did better. Allens Parade resales were up 23, 33 and 41 per cent. Llandaff Street was up 60 per cent on a 2016 price. Gardiner Street was up 57 per cent since 2020. Same suburb, same years, different result.
Land content matters. A block of eight or twelve carries far more land per apartment than a tower of two hundred. Over a full cycle, that shows.
Every sale
Bondi Junction unit sales, 1 January to 1 October 2026
| Address | Beds | Sold | Price | Previous sale | Change |
|---|---|---|---|---|---|
| 2505/71-85 Spring StEastgate Gardens Ocean Court | 3 | 2 Feb | $3,500,000 | $1,450,000 (2015) | +141.4% |
| 1/5-7 Waverley CresAria | 3 | 19 Feb | $3,400,000 | $2,160,000 (2013) | +57.4% |
| 2005/241 Oxford StAqua | 3 | 7 Mar | $3,380,000 | $2,165,000 (2014) | +56.1% |
| 1903/71-85 Spring StEastgate Gardens Ocean Court | 3 | 30 Apr | $2,750,000 | $684,000 (2001) | +302.0% |
| 2009/71-85 Spring StEastgate Gardens Ocean Court | 3 | 11 Apr | $2,740,000 | $840,000 (2004) | +226.2% |
| 306/300 Oxford St | 3 | 19 Jun | $2,575,000 | $2,205,000 (2019) | +16.8% |
| 1301/8 Spring St | 3 | 16 Jun | $2,410,000 | $972,500 (2005) | +147.8% |
| 47/2A Hollywood AveThe Oscar On Hollywood | 3 | 25 Jun | $2,400,000 | $1,100,000 (2012) | +118.2% |
| 1808/71-85 Spring StEastgate Gardens Ocean Court | 2 | 21 Apr | $2,395,000 | $840,000 (2008) | +185.1% |
| 53/257 Oxford St | 3 | 22 Jan | $2,095,000 | $980,000 (2012) | +113.8% |
| 1402/568 Oxford StThe Archibald | 2 | 7 Aug | $2,050,000 | $2,470,940 (2017) | −17.0% |
| 115/18-34 Waverley StThe Oscar On Hollywood | 2 | 18 Mar | $2,000,000 | — | — |
| 5/2 Allens Pde | 2 | 28 Feb | $1,915,000 | $1,445,000 (2021) | +32.5% |
| 92/2A Hollywood AveThe Oscar On Hollywood | 2 | 19 Jun | $1,810,000 | — | — |
| 903/3 Gray St | 2 | 18 Jun | $1,800,000 | $1,805,000 (2022) | −0.3% |
| 1101/253 Oxford St | 2 | 27 Mar | $1,770,000 | $1,100,000 (2013) | +60.9% |
| 1701/241 Oxford St *Aqua | 2 | 14 Aug | $1,760,000 | $1,275,000 (2014) | +38.0% |
| 1/27 Allens Pde | 2 | 30 Jan | $1,720,000 | $1,217,000 (2017) | +41.3% |
| 902/300 Oxford St | 2 | 6 Feb | $1,700,000 | $1,625,000 (2023) | +4.6% |
| 1/4 Gardiner St | 3 | 12 Mar | $1,700,000 | $1,080,000 (2020) | +57.4% |
| 1503/80 Ebley StGenoa Apartments | 2 | 13 Jun | $1,690,000 | $1,085,000 (2008) | +55.8% |
| 40/29-31 Paul St | 2 | 19 Jun | $1,681,000 | $670,000 (2002) | +150.9% |
| 38/81 Grafton St *Seapoint | 2 | 16 Apr | $1,650,000 | $525,000 (1995) | +214.3% |
| 902/81 Grafton St * | 2 | 16 Apr | $1,650,000 | — | — |
| 4/19 Botany St | 3 | 21 Apr | $1,610,000 | — | — |
| 904/59 Oxford St | 2 | 13 Mar | $1,555,000 | $1,450,000 (2021) | +7.2% |
| 3/4 Gardiner St | 3 | 6 Mar | $1,550,000 | $1,380,000 (2021) | +12.3% |
| 18/10-16 Llandaff St | 2 | 21 Mar | $1,450,000 | $905,000 (2016) | +60.2% |
| 608E/310-330 Oxford St | 2 | 16 Jun | $1,435,000 | $1,555,000 (2022) | −7.7% |
| 1/1 Waverley Cres | 2 | 11 Feb | $1,405,000 | $1,200,000 (2016) | +17.1% |
| 18/39-43 Waverley StThe Piazza | 2 | 11 Sep | $1,400,000 | $515,000 (1997) | +171.8% |
| 67/7 Botany St | 2 | 27 May | $1,350,000 | $1,180,000 (2022) | +14.4% |
| 14/10-16 Llandaff St | 2 | 19 May | $1,330,000 | $102,000 (1987) | +1203.9% |
| 19/29-31 Paul St | 2 | 19 Jun | $1,330,000 | — | — |
| 7/37-43 Paul St | 2 | 1 Jul | $1,280,000 | $105,000 (1983) | +1119.0% |
| 17/91 Old South Head Rd | 2 | 30 Apr | $1,250,000 | $1,375,000 (2016) | −9.1% |
| 7D/15-19 Waverley Cres * | 2 | 28 Jul | $1,235,000 | — | — |
| 28/15-19 Waverley Cres *Chelsea | 3 | 28 Jul | $1,235,000 | $120,000 (1984) | +929.2% |
| 8/23 Allens PdeWinterbrook | 2 | 24 Sep | $1,230,000 | $1,000,000 (2019) | +23.0% |
| 2/7 Botany St * | 2 | 17 Apr | $1,210,000 | $1,080,000 (2019) | +12.0% |
| 7A/7 Botany St * | 2 | 17 Apr | $1,210,000 | — | — |
| 301/59 Oxford St | 2 | 26 Jul | $1,200,000 | $1,295,000 (2017) | −7.3% |
| 3/16-18 Botany St | 2 | 8 May | $1,190,000 | $770,000 (2013) | +54.5% |
| 603/3 Gray St | 1 | 24 Jun | $1,180,000 | $999,600 (2021) | +18.0% |
| 2/18 Llandaff St * | 2 | 27 Feb | $1,171,500 | $830,000 (2015) | +41.1% |
| 6/18 Llandaff St * | 2 | 2 Mar | $1,171,500 | $810,000 (2015) | +44.6% |
| 20/18 Llandaff St * | 2 | 2 Mar | $1,171,500 | $810,000 (2015) | +44.6% |
| 21/18 Llandaff St * | 2 | 27 Feb | $1,171,500 | $830,000 (2015) | +41.1% |
| 10/18 Llandaff St | 2 | 10 Mar | $1,170,000 | — | — |
| 704/59 Oxford St | 1 | 6 Mar | $1,150,000 | $1,030,000 (2017) | +11.7% |
| 304/59 Oxford St | 1 | 29 May | $1,150,000 | $955,000 (2020) | +20.4% |
| 1102/109 Oxford St | 1 | 4 May | $1,125,000 | $1,080,000 (2018) | +4.2% |
| 24/17-25 Spring St | 1 | 6 Mar | $1,125,000 | $650,000 (2012) | +73.1% |
| 204/1 Adelaide StEclipse | 1 | 24 Jul | $1,105,000 | $461,500 (2001) | +139.4% |
| 209/3 Gray St | 1 | 14 Aug | $1,100,000 | $1,100,000 (2021) | +0.0% |
| 802/1 Adelaide St *Eclipse | 1 | 28 Sep | $1,070,000 | $1,190,000 (2021) | −10.1% |
| 2/1 Porter St | 2 | 28 Jan | $1,050,000 | $698,000 (2016) | +50.4% |
| 5/159 Old South Head Rd | 2 | 4 Mar | $1,045,000 | $860,000 (2022) | +21.5% |
| 204/110 Bronte RdBronte + Porter | 1 | 30 Jun | $1,040,000 | $1,050,000 (2021) | −1.0% |
| 505/588 Oxford St | 1 | 23 Feb | $1,030,000 | $620,000 (2014) | +66.1% |
| 1/125 Old South Head Rd | 2 | 16 Apr | $990,000 | $760,000 (2025) | +30.3% |
| 506/109 Oxford St | 1 | 6 Feb | $989,000 | $1,120,000 (2017) | −11.7% |
| 901/300 Oxford St | 1 | 21 Jul | $982,500 | $1,150,000 (2023) | −14.6% |
| 404/59 Oxford St | 1 | 22 May | $955,000 | $970,000 (2017) | −1.5% |
| 43/17-23 Newland St | 2 | 2 Apr | $950,000 | $385,000 (1999) | +146.8% |
| 1106W/310-330 Oxford St | 1 | 16 Feb | $925,000 | $640,000 (2012) | +44.5% |
| 301/33 Bronte RdGenoa Apartments | 1 | 4 Feb | $875,000 | $435,000 (2003) | +101.1% |
| 11/15-19 Waverley CresChelsea | 1 | 3 Mar | $875,000 | $402,500 (2007) | +117.4% |
| 6/4 Paul St | 2 | 1 Jul | $837,000 | — | — |
| 101/350 Oxford St | 1 | 18 Feb | $835,000 | $695,000 (2015) | +20.1% |
| 12/123 Old South Head Rd | 2 | 29 Sep | $830,000 | $637,500 (2014) | +30.2% |
| 10/257 Oxford St | 1 | 3 Mar | $825,000 | $315,000 (1997) | +161.9% |
| 11/123 Old South Head Rd | 2 | 25 Aug | $825,000 | $725,000 (2015) | +13.8% |
| 7/13 Botany St | 1 | 27 Feb | $820,000 | $679,000 (2016) | +20.8% |
| 5/2 Paul St | 1 | 26 May | $820,000 | $765,000 (2022) | +7.2% |
| 17/257 Oxford St | 1 | 23 Apr | $815,000 | $750,000 (2021) | +8.7% |
| 503/80 Ebley St * | 1 | 8 Aug | $810,000 | — | — |
| 508/80 Ebley St *Genoa Apartments | 2 | 8 Aug | $810,000 | $412,500 (2006) | +96.4% |
| 803/253 Oxford St | 1 | 20 Mar | $805,000 | $625,000 (2013) | +28.8% |
| 1706/241 Oxford St | 1 | 26 Jun | $800,000 | $800,000 (2014) | +0.0% |
| 6/257 Oxford St | 1 | 23 May | $800,000 | $755,000 (2024) | +6.0% |
| 25/257 Oxford St | 1 | 9 Jun | $800,000 | $310,000 (1997) | +158.1% |
| 9/100 Bronte Rd | 1 | 12 Feb | $775,000 | — | — |
| 7/2 James St | 1 | 19 Jun | $765,000 | $605,000 (2015) | +26.4% |
| Lot 52/241 Oxford St | 1 | 15 May | $762,000 | $660,000 (2014) | +15.5% |
| 1404/253 Oxford St | 1 | 1 Jul | $760,000 | $570,000 (2013) | +33.3% |
| 703/253 Oxford St | 1 | 17 Jun | $750,000 | $742,000 (2022) | +1.1% |
| 3/107 Ebley StMalcolm | 1 | 18 Sep | $710,000 | $650,000 (2023) | +9.2% |
| 1205/80 Ebley StGenoa Apartments | 1 | 25 Aug | $690,000 | $400,000 (2008) | +72.5% |
| 8/108 Ebley St | 1 | 1 Apr | $595,000 | $490,000 (2019) | +21.4% |
90 records shown. * Record flagged: possible duplicate address, conflicting bedroom count, or price supplied by the author. Flagged duplicates and conflicts are left out of the medians.
Stamp duty in NSW
Stamp duty is properly called transfer duty. The buyer pays it. It is charged on the higher of the price or the market value. And it is the largest single cost of buying after the deposit.
The thresholds are indexed each 1 July. These are the rates for 2026–27.
NSW transfer duty rates, 2026–27
| Dutiable value | Duty payable |
|---|---|
| $0 to $18,000 | $1.25 per $100 (minimum $20) |
| $18,001 to $38,000 | $225 plus $1.50 per $100 over $18,000 |
| $38,001 to $103,000 | $525 plus $1.75 per $100 over $38,000 |
| $103,001 to $387,000 | $1,662 plus $3.50 per $100 over $103,000 |
| $387,001 to $1,290,000 | $11,602 plus $4.50 per $100 over $387,000 |
| $1,290,001 to $3,870,000 | $52,237 plus $5.50 per $100 over $1,290,000 |
| Over $3,870,000 (residential) | Premium duty, $7.00 per $100 on the excess |
Applied to this year’s sales, the numbers look like this.
Duty payable at Bondi Junction price points
Work out the duty on your price
A guide only. Confirm with Revenue NSW or your conveyancer before exchange.
Three points for buyers in this suburb.
First home buyers. There is a full exemption up to $800,000 and a reduced rate between $800,000 and $1,000,000. 11 of the 33 one-bedroom sales were at or under $800,000. At $800,000 the exemption is worth $30,187. The one-bedroom median, at $835,000, sits just above the line, where only the reduced rate applies.
The $1.29 million step. Above $1,290,000 the marginal rate rises from 4.5 to 5.5 per cent. The two-bedroom median is now above that step. Only 16 of the 37 two-bedroom sales sat at or below it. Every extra $100,000 above it costs $5,500 in duty.
Foreign purchasers. A 9 per cent surcharge applies on top of standard duty. On the two-bedroom median that is a further $121,500.
Now put duty next to the resale figures. The gross changes above do not include it. A buyer who paid full duty on the way in and sold for less on the way out has lost more than the chart shows.
Duty is not recovered on sale. It has to be earned back through growth.
What I take from it
Time in the market did the work. Nobody who held for a decade lost. The damage is confined to buyers of the last ten years, and mostly to those who bought new.
Buyers are paying for scarcity, not for amenity. Position, light, land content and low outgoings are holding value. Rooftop pools are not.
For owners who bought in a tower after 2016, the comparable sales are working against the price paid. Pricing to the old contract will not sell the apartment. Pricing to this year’s evidence will.
For owners in the older blocks, the evidence is on your side. Presentation and campaign strategy decide how much of it you capture.
Know what yours is worth on this year’s evidence
I will go through the sales in your building and the blocks around it, and tell you plainly where your apartment sits.
Request a free appraisal Begin a conversationPrincipal, Weiss Real Estate. 35 years in the Eastern Suburbs.
Sales data: CoreLogic RP Data, units in Bondi Junction NSW 2022 sold 1 January to 1 October 2026 for more than $500,000. Sales at or below $500,000, undisclosed and nil prices are not included, so medians sit higher than a full count would show. Bedroom counts follow CoreLogic records. Four possible duplicate addresses are counted once and four records with conflicting bedroom counts are left out of the medians and resale analysis. The 2026 price for 802/1 Adelaide Street was supplied by the author. Changes compare the 2026 price with the previous priced sale. They are not annual growth or net profit. Duty figures use 2026–27 Revenue NSW standard rates and are a guide, not an assessment. First home buyer eligibility and surcharge liability depend on individual circumstances. Confirm with Revenue NSW or your conveyancer before exchange. This article is general information, not financial or legal advice.
