Henley vs North Bondi
Property investment comparison - Henley, NSW 2111 vs North Bondi, NSW 2026
Head-to-head across core investment metrics: Henley wins 1, North 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 | Henley | North Bondi |
|---|---|---|
| Median house price | $6.3M | $5.0M |
| Median unit price | - | $1.7M |
| Gross rental yield (houses) | - | 2.40% |
| Gross rental yield (units) | - | 3.40% |
| 1-year house growth | - | +7.6% |
| 3-year house growth | - | -2.9% |
| Vacancy rate | 1.3% | 3.3% |
| Population | 455 | 9,290 |
Henley vs North Bondi: what the numbers say
The median house price is $6.3M in Henley and $5.0M in North Bondi, so North Bondi is the cheaper entry point, with Henley houses about 25% dearer.
Rental vacancy is 1.3% in Henley and 3.3% in North Bondi, so landlords in Henley face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
North Bondi is the bigger suburb, with a population of 9,290 against 455, roughly 20 times the size of Henley; a larger suburb usually means a deeper pool of buyers and tenants.
In short: North Bondi for a lower purchase price, Henley 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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