Market commentary · North Bondi 2026
While tourists flock to the southern end, North Bondi keeps its locals' vibe. But something has shifted in the numbers this year that the twelve-month portal figures do not show — and it happened in March.
Elevated on the hill above the Tasman Sea, North Bondi escapes the crowds that descend on the beach in summer. Cafés line Ramsgate Avenue and Gould Street, the Ben Buckler headland commands the best sunrise view in the east, and Bondi Golf Course hugs the shoreline with public access. It is about 9.5 kilometres from the CBD, and the North Bondi Surf Life Saving Club — established in 1906 — still patrols Australia's busiest beach.
Now the market. Portal profiles report a house median around $4.9 million with flat twelve-month growth. The verified register tells a more interesting story: after four years bouncing inside a narrow $4.4 to $4.83 million band, the house median has jumped to $5.31 million across 2026 to late July — its highest reading of the six-year period, on 36 sales. Units have climbed more steadily, from $1.2 million in 2020 to $1.66 million in 2025, sitting at $1.57 million now.
Volume is the other half. The register records 83 house sales in 2025, the busiest house year of the period, against 73 unit sales. That is a reversal worth noting: units outsold houses in every year from 2020 to 2024, peaking at 138 in the 2021 boom. In 2025 and again this year, the house market took the lead.
North Bondi's appeal has always rested on scarcity of a particular kind: not land size, but position and outlook. What the register shows is that the market now prices that distinction very sharply — and the gap between the headland streets and the rest of the suburb has widened considerably.
Brighton Boulevard's fifteen house sales carry a $9.5 million median. Clyde Street's twenty-three sit at $4.02 million. Same suburb, same period, well over double the price — and the divide follows the headland, not the street grid.
Murriverie Road recorded 33 house sales and Hastings Parade 62 unit sales across six years. Unlike its prestige neighbours, North Bondi genuinely trades — which means comparable evidence exists here in a way it does not in Tamarama or Dover Heights.
The suburb's record house sits on 477sqm with roughly 110sqm of floor area. Scale is not what buyers are paying for here. Outlook, aspect and rarity of feature — a garage, an unobstructed view — move prices more than bedroom count does.
The street record maps the suburb's geography almost exactly. Brighton Boulevard leads at a $9.5 million median across fifteen sales, with Hastings Parade behind it at $7.71 million across twenty-three — both running along the headland and the northern beachfront. Niblick Street and Wallis Parade follow in the low six millions. Down the hill, Plowman Street, Blair Street and Clyde Street trade between $4.02 and $4.3 million on deep volume. Murriverie Road, the busiest house street in the suburb with 33 sales, sits at $6.03 million.
The register's top results, 2020–2026. Two of the four largest sales in this suburb's six-year history settled in the first half of this year.
The suburb record, and the single most instructive sale on this page. Twenty-four million dollars for a three-bedroom house with roughly 110sqm of internal area on 477sqm of land — barely $22,000 per square metre of building, and everything else paid for position. Settled in March 2026, it more than doubles Brighton Boulevard's own $9.5 million street median and resets what the North Bondi headland is worth.
The previous benchmark, set at the height of the 2021 market. A four-bedroom home with 330sqm of floor area on a compact 376sqm holding — a near-full-site build on the Ramsgate Avenue frontage. That it stood as the record for five years, then fell to a house with a third of its floor area, says a great deal about what this market actually values.
Hastings Parade's verified ceiling — five bedrooms and 315sqm of floor area on the Ben Buckler side of the suburb. It anchors a street whose twenty-three verified house sales carry a $7.71 million median, the second-highest in North Bondi and the deepest evidence of any premium street here.
The top verified unit result, and a very recent one — May 2026. A three-bedroom apartment of roughly 145sqm at thirteen million, against a suburb unit median of $1.57 million. Together with 2/160 Ramsgate Avenue at $12 million and 36 Brighton Boulevard at $11 million, it shows North Bondi's prestige strata tier clearing eight figures on outlook alone.
A two-bedroom semi-detached house that broke the previous North Bondi semi record by more than two million dollars, on public reporting. It had last traded at $2.7 million in 2014 — close to a fourfold increase in eleven years. The buyer's stated reason was the ocean view. Nothing about the accommodation explains the result; the outlook explains all of it.
Thirty-two square metres, sold ahead of auction with 32 contracts issued. No ocean view — the premium came from a rare freestanding garage, a feature scarcer in North Bondi than a water outlook. At roughly $78,000 per square metre it is one of the most expensive small-format results in the Eastern Suburbs, and the clearest illustration available that in this suburb, scarcity of feature beats scale every time.
North Bondi is the suburb where I would most caution against reading a flat median as a flat market. The portal figures show houses at roughly $4.9 million and no growth over twelve months. The register shows the median at $5.31 million this year and a suburb record set in March at twenty-four million — on a three-bedroom house with barely a hundred square metres of building. Both things are true. They are describing different parts of the same suburb.
What has actually happened is that the headland has separated from the hill. Brighton Boulevard and Hastings Parade now trade at roughly twice the level of Clyde Street and Blair Street, and the gap has widened, not narrowed, through a tightening cycle. If your home is on the right side of that line, the suburb median understates you significantly. If it is not, the record sales are not your comparables, however encouraging they read.
The other lesson here is about rarity of feature. A two-bedroom semi clearing ten million on its outlook, and a 32-square-metre apartment clearing two and a half million on a garage, are not curiosities. They are the market telling you precisely what it is short of. In North Bondi, identifying the one thing a property has that others cannot get is usually worth more than anything you could spend on presentation.
Methodology. Annual volumes, medians, street-level figures (Brighton Boulevard, Hastings Parade, Niblick Street, Wallis Parade, Murriverie Road, Hardy Street, Plowman Street, Blair Street, Clyde Street, Ramsgate Avenue) and top verified sales are computed from the verified Eastern Suburbs sales register (Waverley LGA property export within a 17,067-record House and Unit dataset, 3 January 2020 to 28 July 2026), excluding nominal transfers under $50,000, undisclosed prices and confirmed development-site batch records. Ten North Bondi batch transfers are excluded on that basis, including a four-property transfer recorded against 6A Mitchell Street in November 2025 at $1,773,750 per property; that transaction is a multi-property transfer, not a single apartment sale, and is excluded from all medians here. 2026 is a partial year resting on 36 house sales. The 166 Hastings Parade and 12A/77 Ramsgate Avenue results reflect public reporting rather than the register. Portal comparisons reflect realestate.com.au suburb profile data for the twelve months to March 2026. Sales data is indicative, not a valuation. Past results are not a guarantee of future outcomes.
