Weiss Real Estate · Market commentary
From Ben Buckler to the family streets behind the beach, more than 100 transactions have hit the public record this year — a $5.2 million house median, a $17.4 million standout on Hastings Parade, and apartments from $885,000 to nearly $3 million. One postcode. Several markets. The median won't value your property; the right comparables will.
NSW Valuer-General-based sales data and rolling market series, North Bondi, 2026 year to date. Public feeds update as settlements and withheld prices are released.
The suburb, properly read
North Bondi runs from the northern end of the beach through Hastings Parade, Brighton Boulevard, Ramsgate Avenue, Blair Street, O'Donnell Street and Murriverie Road to the Ben Buckler headland. Inside that boundary sit freestanding houses, semis, prestige coastal residences, Art Deco walk-ups, investor units, big owner-occupier apartments and the occasional multi-dwelling holding.
The overall 2026 median sits near $2.83 million — a useful market indicator and a useless valuation tool, because it averages a $5.205 million house market against $1.61 million attached dwellings.
Value scales hard with accommodation and land: three-bedders in the mid-$4 millions, five-bedders above $7 million at the median, and premium ocean-side houses well past $10 million. The same spread runs through the apartments — 2026 two-bedders traded from $1.35 million to $2.95 million.
Which is why every figure on this page is a starting point, not an answer.
Houses
Two-bedroom houses traded too thinly this series for a reliable median — nine sales. From three bedrooms up, the ladder is steep: each extra bedroom and the land under it adds roughly half a million to two million at the median.
The cycle, drawn
Three-bedders swing with the cycle. Four-bedders have climbed steadily since 2023. Five-bedders show the prestige pattern — strong gains, small samples, and individual trophy results moving the median.
Annual median series by bedroom count, North Bondi houses. Five-bedroom transaction numbers are small; trophy sales move the median materially.
The top of the market
Four bedrooms, three bathrooms, three cars on about 369 square metres. It last sold in 2015 for $3.9 million — a $13.5 million difference. That isn't the suburb rising by that amount; it's the property, its improvements, and the scarcity of premium coastal houses compounding. But it shows exactly how strong the top of North Bondi has become.
Five of the ten biggest results sit on Hastings Parade. The ocean edge is its own market — elevation, views and walk-to-sand position price off each other up there, not off the suburb. Bring a Hastings Parade comparable to an O'Donnell Street appraisal and you'll miss by millions, in either direction.
The resale evidence
Resales strip out the noise of comparing different properties. North Bondi owners hold long and the record rewards them — though renovations, holding period and the property itself all sit inside these numbers.
NSW transaction analysis, 2026. Resale differences reflect the property, improvements and holding period as well as the market.
On the record
Confirmed publicly reported house and semi sales beneath the prestige tier — the working level of the North Bondi market, from $3.5 million semis to $7.6 million family homes.
| Property | Beds | Price |
|---|---|---|
58 Gilgandra Road | 4 bed | $7,600,000 |
24 O'Donnell Street ~423m² · significant parking · March | 4 bed | $7,000,000 |
5 Clyde Street | 5 bed | $6,325,000 |
69 Glenayr Avenue | 4 bed | $5,800,000 |
6 Brassie Street | 3 bed | $5,675,000 |
44 Plowman Street | 4 bed | $5,440,000 |
52 Plowman Street | 3 bed | $5,400,000 |
52A Brighton BoulevardSemi 3 bed, 2 bath · April | 3 bed | $5,310,000 |
2 Gilgandra Road | 4 bed | $5,100,000 |
8B Reina Street | 4 bed | $4,850,000 |
12 Roe Street | 3 bed | $4,625,000 |
6 Waratah Street | 3 bed | $4,525,000 |
29 Wairoa Avenue | 3 bed | $4,500,000 |
2A Owen Street | 3 bed | $4,275,000 |
28 Roe Street | 4 bed | $4,165,000 |
7 Wairoa Avenue | 4 bed | $4,105,000 |
23 Plowman Street | 2 bed | $3,540,000 |
65 Reina Street | 2 bed | $3,525,000 |
Further 2026 house transactions remain recorded as price withheld — counted in volumes, never assigned an estimated price. Semis compare with semis, duplexes and attached houses, not freestanding homes.
Apartments
North Bondi's units run from Art Deco walk-ups to large owner-occupier apartments with ocean views. The 2026 two-bedroom record spans $1.35 million to $2.95 million — proof that views, internal size, position and parking matter more than the bedroom count.
From $885,000 at 2/6 Shaw Street to $1.6 million at 9/101 Ramsgate Avenue — the same bedroom count, nearly double the price. Views and building position do the pricing.
The deepest part of the market. The broader rolling unit median sits near $1.67m — the gap is the changing mix of what sells, not a different suburb.
Too few trade for a reliable median: 2/4 Oakes Place at $2.27m, 4/71 Oakley Road at $1.95m. Large three-bedders attract downsizers and behave nothing like investor stock.
Why no apartment should be valued off the $1.61m median alone:
The apartment cycle
Annual median series, North Bondi units. Medians reflect the mix of apartments sold each year.
For valuation purposes
Before pricing anything in North Bondi, I place it in the market it really trades in — because each of these four prices off different evidence.
The prestige coastal market. Views, elevation and ocean proximity produce values far above the suburb median — and five of 2026's ten biggest sales.
Houses, semis and apartments mixed, close to the sand. Individual positioning is everything — the same street holds a $5.31m semi and an $11.5m residence.
O'Donnell, Wairoa, Murriverie, Clyde, Plowman, Hardy, Oakley. Strong family demand; parking, land and renovation standard set the price.
Older low-rise stock loved by owner-occupiers and investors alike. Views, aspect and internal size split values inside the same building.
In North Bondi the wrong comparable doesn't miss by thousands — it misses by millions. The appraisal that matters is built from the property's own segment, its own sale history and the buyers competing right now, never the postcode average.
What the premium buys
Immediate access to one of Australia's best-known beaches — an amenity no other asset class in the east can reproduce.
There is almost no scope to add low-density housing. What exists is what there will be — and owners hold it for a decade at a time.
Sand, cafés, restaurants and recreation at the door, with Bondi Junction and the CBD within easy reach.
Larger renovated houses are tightly held, and when one offers, family buyers compete hard for it.
Around Hastings Parade, Brighton Boulevard and Ben Buckler, a view adds a premium the statistics never capture.
A median $2.65 million gain on house resales, on a median 10.5-year hold. Patience here has been paid.
Straight answers
Current 2026 NSW transaction analysis places it at approximately $5.2 million — with three-bedders near $4.63m, four-bedders $5.16m and five-bedders $7.37m.
Attached dwellings sit around $1.61 million, with the broader rolling unit median near $1.67m. The difference is the mix of apartments sold, not a contradiction.
The median is approximately $1.61 million, but 2026 sales ran from $1.35m to $2.95m. Views, internal size and parking decide where in that range an apartment lands.
A combined holding at 126 Brighton Boulevard recorded above $24 million — though as a multi-dwelling transaction it isn't an ordinary comparable. For a single residence, 148 Hastings Parade at $17.4 million is the standout.
Semis are a market of their own — 52A Brighton Boulevard made $5.31 million in April. Data providers classify them inconsistently, so a semi should be compared with semis, duplexes and attached houses, never with freestanding homes.
By segment. Four-bedroom houses have climbed steadily since 2023 and five-bedders made a new median high in 2026. Two-bedroom apartments are about 15% above 2022; one-bedders are back around their 2022 level after swinging between years.
Methodology. Figures are drawn from NSW Valuer-General-based transaction data and current rolling market series for North Bondi, 2026 year to date: more than 100 residential transactions recorded, houses at a $5.205m median and attached dwellings at $1.6125m. Bedroom medians rest on the current reporting series (two-bedroom houses and three-bedroom units: insufficient sample). Public feeds continue to update as settlements and withheld prices are released, so transaction counts can move after the contract date. Price-withheld sales are kept in volume counts and never assigned an estimated price. The 126 Brighton Boulevard transaction is recorded as a combined or multi-dwelling holding and is excluded from ordinary house analysis. Sales data is indicative, not a valuation. Past results are not a guarantee of future outcomes.
Weiss Real Estate
One agent. One strategy. One result.
In this suburb the wrong comparable costs hundreds of thousands — sometimes millions. I'll build your appraisal from your property's own segment, its sale history and the buyers competing today, not a postcode average.
