Suburb guide · 2026
Can I build a duplex or granny flat in North Bondi?
North Bondi sits in Waverley Council's area under Waverley Local Environmental Plan 2012. We ran 25 real North Bondi addresses through the checker: the typical block is 238 m² with 6.6 m of frontage, 2 of the 25 could add a granny flat, and 25 could carry two separate homes today.
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The typical North Bondi block
The middle block of the 25 we checked is 238 m² with 6.6 m of street frontage. The smallest was 191 m² and the largest 550 m². Zones in the sample: R2 (19), R3 (5), R4 (1).
The 25 blocks we checked, by land size.
What homes sell for in postcode 2026
Median sale prices for the whole of postcode 2026, January to March 2026. These cover every suburb sharing the postcode, not North Bondi alone, and they are not a value for any one block.
- Houses: $5.10m (11 to 30 sales, a small sample)
- Units and apartments: $1.80m (105 sales)
Source: NSW Government Rent and Sales Report (Department of Communities and Justice), sales tables by postcode, NSW Government. Updated each quarter.
A granny flat
2 of the 25 blocks we checked could take one. Waverley LEP cl 5.4(9) — the greater of 60 m² or 30% of the house’s total floor area, parking excluded. Separately, the state Housing SEPP allows a granny flat of up to 60 m² through the ten-day complying-development route on a lot of 450 m² or more with a 12 m frontage, where the land is not flood, bushfire or heritage constrained.
Dual occupancy (duplex) rules in North Bondi
25 of the 25 blocks we checked could carry two or more separate homes today.
Waverley LEP sets no minimum lot size or frontage for a dual occupancy — permitted with consent in R2 and judged on Council's DCP and the sliding floor-space ratio in cl 4.4A
Low and Mid-Rise
None of the 25 blocks we checked fell inside the state Low and Mid-Rise area, so in this part of North Bondi the LEP minimums are what count. The boundary is a walking distance from a listed centre, so it can cut through a suburb — the checker reads which side of it your own address sits on.
What else turned up
1 of 25 carried a heritage listing or conservation area. Any of those takes a block out of the fast-track routes and into a full DA, so it changes the answer more than the lot size does.
How we got these numbers
We took 25 real North Bondi street addresses from the NSW geocoder and ran every one through the same engine this site runs for you, reading the planning controls live. Nothing here is modelled or estimated.
It is a sample, not a census. The addresses are a spread across what the geocoder returns, so treat these as "of the 25 blocks we checked" rather than a figure for every block in North Bondi. Your own block is the only one that answers for itself — that is what the box on the right is for.
Enter the address — lot, frontage, zone, constraints and what it can carry.