268 Birrell Street, Bondi NSW 2026
268 Birrell Street, Bondi NSW 2026
Freestanding family house | North-facing rear garden with pool | Rare 464–467m² block in Bondi | Flood overlay flagged | Studio plus attic retreat adds flexibility
This is a genuinely uncommon property for Bondi. Most of the suburb is apartments or attached housing, so a freestanding double-fronted house on roughly 465m², with a pool, studio, and a large attic retreat, places it firmly at the upper end of family stock. The north-facing rear garden and deck are the kind of outdoor space that is hard to find this close to the beaches, and the Federation-era frontage with leadlight and ornate ceilings gives it character that modern builds rarely match. It will suit a family looking for a permanent home with room to work from home, or a buyer who values privacy, garden space, and walkability to Bondi, Bronte, and Waverley Park.
The flood overlay is the main constraint to weigh. It may affect insurance costs and could limit certain extensions or renovations, though the listing notes scope for a second-level addition subject to council approval. The house itself is full-brick, which supports longevity, but the exact build year is unconfirmed, so structural condition should be verified. The land size discrepancy between 464m² and 467m² is minor and unlikely to move value materially. The property’s flexibility—studio, attic, multiple living zones—adds functional value, but the final price will hinge on how a buyer weighs the flood risk against the rarity of the block and its north-facing outdoor living.
Detailed Independent Property Report prepared by PropCred Analyst team for 268 Birrell Street, Bondi NSW 2026
Checks found:
Value Risk
1
Liquidity Risk
1
Planning Risk
Income Risk
Execution Risk
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Market Insight
Bondi remains a tightly held prestige market, with median house prices hovering near $4.5 million and annual growth ranging from 1.3% to 12.3% depending on the data set; units sit closer to $1.4–$1.5 million. Demand is driven by high-income professionals and managers, many aged 20–34, with house incomes well above the Sydney average. The suburb’s iconic coastal position and limited stock—roughly 25–52 house sales annually—keep competition intense, with homes selling in under six weeks. Future appreciation hinges on sustained demand from affluent buyers and Bondi’s scarcity value. Key risks centre on affordability constraints, with yields on houses as low as 1.94%, and sensitivity to interest rate movements, particularly for leveraged owners.
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PropCred Estimated Value
Comparable Sales: 4/262–264 Birrell Street, 3-bed apartment sold Oct 2024 for around $1.6M–$1.7M; 308 Birrell Street, 7-bed house on 505m² listed well above $5M | Property Price Band: $4.2M–$4.4M | Value Drivers: Land size and freestanding form, north-facing garden with pool, flood overlay as a moderating factor.
Bedrooms
3
Bathroom
2
Parking
2
Land
464m²
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