9 Philip Street, Bondi NSW 2026

5 beds on 222m2 | rebuilt to maximum yield | flood zone constraint | Bondi family premium What is competitively strong about this property is its configuration. A five-bedroom, five-bathroom house on a 222-square-metre block in Bondi is not common. It represents a high-intensity rebuild that extracts maximum accommodation from a modest parcel, which serves the family buyer who wants a detached house in the suburb without a sprawling land cost. The property sits in a premium lifestyle location and the room count suggests it has been designed for owner-occupier comfort rather than investor yield. It is best suited to a buyer who values bedroom count and bathroom provision over outdoor space or a large garden. The flood zone designation may materially affect the property’s value and insurability. Buyers should weigh the cost of flood insurance and any council-imposed building restrictions against the convenience of the location. The prior sale history shows the site was originally a three-bedroom house, so the current configuration is likely a full rebuild. This means the buyer is paying for modern finishes and layout rather than land upside. The rental yield is low, which reinforces that this is a consumption property rather than an income property. Price formation will depend on how much a buyer values the bedroom count over the flood risk and small block size.