Abbotsbury vs Bondi
Property investment comparison - Abbotsbury, NSW 2176 vs Bondi, NSW 2026
Head-to-head across core investment metrics: Abbotsbury wins 4, Bondi wins 1. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Abbotsbury | Bondi |
|---|---|---|
| Median house price | $1.8M | - |
| Median unit price | $770K | $1.5M |
| Gross rental yield (houses) | 2.81% | - |
| Gross rental yield (units) | 4.36% | 3.80% |
| 1-year house growth | +10.8% | -1.2% |
| 3-year house growth | +22.3% | +5.6% |
| Vacancy rate | 5.2% | 2.2% |
| Population | 4,200 | 10,411 |
Abbotsbury vs Bondi: what the numbers say
For units, Abbotsbury sits at a median of $770K against $1.5M in Bondi, which makes Abbotsbury the more affordable unit market and Bondi the pricier one.
Over the past year house prices moved +10.8% in Abbotsbury and -1.2% in Bondi, so recent momentum favours Abbotsbury, while Bondi went backwards.
Looking back three years, Abbotsbury houses are +22.3% and Bondi houses +5.6%, so Abbotsbury has compounded faster than Bondi over the longer window.
Rental vacancy is 2.2% in Bondi and 5.2% in Abbotsbury, so landlords in Bondi face less competition for tenants.
Bondi is the bigger suburb, with a population of 10,411 against 4,200, roughly 2.5 times the size of Abbotsbury; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Abbotsbury for recent price momentum, Bondi for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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