Mark Mendel
South Coogee, NSW+18
Sydney · Eastern Suburbs
Affectionately dubbed 'Glamarama', Tamarama is an exclusive and fashionable coastal enclave nestled between Bondi and Bronte. It's defined by its dramatic cliffside geography and a small, stunning surf beach that attracts a sophisticated crowd. The suburb has a relaxed yet chic atmosphere, offering a quieter, more residential alternative to its bustling neighbours while still being connected to the vibrant Eastern Suburbs lifestyle via the scenic coastal walk.
Market snapshot
Price register · April 2026
Median house
$6.50M - $8.75M
Mid-band $7.63Mspread 30%
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Median unit
$1.80M - $2.40M
Mid-band $2.1Mspread 29%
Days on market
~31-73 days
Median listing-to-sold window. Shorter = tighter buyer field.
Auction clearance
26% to 36%
Share of auctions sold. Brisbane skews private-treaty.
Rental yield
1.8% to 2.8%
Gross yield on house stock. Premium suburbs compress.
5-year house-price growth
+8% to +28%
cumulative since 2021Who buys here
High-net-worth professionals · Media personalities and celebrities · Successful executives
5-year trend
Modelled trajectory anchored on aggregated 5-year median figures. Indicative; not month-by-month observed data.
Market analysis
The Tamarama property market operates at the apex of Sydney's real estate landscape, commanding premium prices and attracting a discerning buyer pool. The median house price currently sits around $7.63 million, with units averaging $2.10 million, reflecting the suburb's prestige and tightly held nature. Recent data indicates a market correction, with house prices seeing a significant year-on-year decline of -14.1%. This follows a period of supercharged growth, and can be interpreted as a normalisation rather than a fundamental decline in value. The unit market has also softened, albeit to a lesser extent.
The key driver of Tamarama's market is its extreme supply constraint. The suburb is geographically small, with very few freestanding homes and a limited number of apartments. New building approvals are virtually non-existent, meaning new supply does not dilute the value of existing stock. This scarcity underpins the suburb's long-term capital growth prospects. Demand remains strong from high-net-worth individuals who are often less sensitive to interest rate fluctuations and prioritise lifestyle and location above all else. However, the exceptionally high price point narrows the buyer pool, which can increase liquidity risk and extend days on market, which currently averages around 52 for houses.
Interestingly, the auction clearance rate is relatively low, often hovering around 30%. This does not signify a lack of interest, but rather that many of the most significant transactions occur off-market or through private treaty negotiations, where discretion is paramount. For investors, rental yields are modest—around 2.3% for houses and 3.5% for units—positioning Tamarama firmly as a capital growth-centric market rather than one for cash-flow generation. The investment thesis is built on long-term value preservation and appreciation, driven by unparalleled location, exclusivity, and scarcity.
In a market defined by extreme scarcity, Tamarama's property values are underpinned by a lifestyle that can't be replicated.
Why a buyers agent
In Tamarama, the most desirable properties are rarely listed publicly. The market is dominated by off-market transactions and a tight-knit network of agents and influential residents. Without an experienced buyer's agent, you are simply not exposed to the best opportunities. Competition is fierce, and navigating the nuances of a private treaty negotiation for a multi-million dollar asset requires specialist skill. An agent with deep local knowledge can identify value in a market where no two cliffside properties are the same, provide access to a 'black book' of contacts, and execute a strategy to secure a home in one of Australia's most exclusive postcodes.
Living in Tamarama offers direct access to one of Sydney's most beautiful beaches and the iconic Bondi to Coogee coastal walk. It's an outdoor paradise for those who value scenery, fitness, and a premium beachside life.
With a small geographical footprint and very limited housing supply, Tamarama is one of Sydney's most exclusive suburbs. This scarcity helps to protect property values and ensures the area retains its quiet, residential character.
While yields are low, Tamarama's blue-chip status and tightly held nature make it a strong candidate for long-term capital appreciation. It is a market focused on wealth preservation and growth, attracting discerning buyers.
Tamarama provides a tranquil escape from the tourist crowds of its neighbours, yet it's only a short walk from the vibrant dining and shopping precincts of Bondi and Bronte, and a straightforward commute to the CBD.
Compare
| Metric | This suburbTamarama | NearbyBondi Junction | NearbyBronte | NearbyClovelly |
|---|---|---|---|---|
| Median house | $6.50M - $8.75M | $2.45M - $3.35M | $4.70M - $6.35M | $5.40M - $7.25M |
| Median unit | $1.80M - $2.40M | $1.10M - $1.50M | $1.45M - $1.95M | $1.60M - $2.20M |
| Auction clearance | 26% to 36% | 58% to 68% | 57% to 67% | 69% to 79% |
| Days on market | ~31-73 days | ~21-49 days | ~19-45 days | ~22-52 days |
| Year-on-year growth | -19% to -9% | -6% to +4% | -16% to -6% | +23% to +33% |
| 5-year growth | +8% to +28% | +21% to +41% | +24% to +44% | +85% to +105% |
| Rental yield | 1.8% to 2.8% | 2.1% to 3.1% | 1.7% to 2.7% | 2.1% to 3.1% |
| Postcode | 2026 | 2022 | 2024 | 2031 |
Snapshot date varies by suburb; see individual suburb pages for figures.
The place
Tamarama is a small, prestigious beachside suburb located 7 kilometres east of the Sydney CBD. Its centrepiece is the beautiful and dramatic Tamarama Beach, a deep, 80-metre stretch of sand flanked by cliffs, renowned for its excellent surf and the ever-present 'Glamarama' social scene. The beach is home to the Tamarama Surf Life Saving Club, one of the oldest in the country.
The suburb itself is almost entirely residential, with no major commercial area. Residents stroll to the neighbouring suburbs of Bondi and Bronte for cafes, restaurants, and boutiques. The suburb is defined by its green spaces, including Tamarama Park, which sits behind the beach and offers barbecue facilities, and Marks Park on the northern clifftop, providing panoramic ocean views. The iconic Bondi to Coogee coastal walk runs through the suburb, attracting walkers and joggers year-round, and the area famously hosts part of the annual Sculpture by the Sea exhibition.
While there are no schools within Tamarama's small boundaries, families are well-served by nearby institutions. The suburb falls into the catchment for the highly-regarded Bronte Public School and Bondi Public School. Nearby private school options are plentiful, including Waverley College and St Catherine's School.
Public transport consists of bus routes, such as the 380 and 381, which connect to the CBD and the major transport and retail hub at Bondi Junction, where residents can access the T4 Eastern Suburbs & Illawarra train line.
Frequently asked
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The 5-year trajectory is a modelled curve anchored on the documented cumulative growth rate. Editorial review: 13 May 2026. Updated quarterly.
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