ClimateNest
ClimateNest
PROPERTY ANALYTICS
Climate Risk Report•11 January 2026

45 Beach Rd, Bondi, NSW 2026

House3 bed2 bath1 car420m²Built 1985
PROCEED WITH CAUTION

Executive Summary

Located in the highly desirable Bondi Beach area, this property sits approximately 200m from the coastline at an elevation of 8m above sea level. The property is a 3-bedroom, 2-bathroom residence built in 1985 with timber frame construction on a concrete slab foundation. Climate Risk Overview: The primary climate concerns for this property are coastal inundation from storm surge events and increasing heat stress. Current flood modeling indicates the property sits just outside the 1-in-100 year flood zone, but sea level rise projections suggest this will change significantly by 2050. Flood Risk Analysis: Storm surge events combined with king tides currently pose a moderate risk, with the property experiencing minor street flooding approximately once every 5 years. By 2050, this frequency is expected to increase to annual events, with water potentially reaching the property boundary. The concrete slab foundation provides some protection, but ground-floor living areas remain vulnerable.

Key Takeaways

  • Moderate Flood Risk: Property sits on the boundary of a 1-in-100 year flood zone.
  • Rising Insurance Costs: Premiums projected to increase by 150% by 2050 without mitigation.
  • High Heat Exposure: Western aspect and lack of insulation creates significant heat stress risk.

Investment Verdict

PROCEED WITH CAUTION

Moderate flood risk and rising insurance costs require attention.

Top Risks

  • Coastal Inundation
  • Heat Stress
  • Insurance Affordability
This coastal property presents a moderate climate risk profile that requires careful consideration. While the location offers lifestyle benefits, increasing flood risk and heat stress pose long-term challenges. Insurance premiums are projected to rise 40-60% by 2035, and property values in high-risk coastal zones may face downward pressure. However, with strategic adaptation measures, these risks can be substantially mitigated. The property remains viable for buyers who are prepared to invest in resilience upgrades and factor in higher ongoing costs.
Insurer Market Signal: Restricted
Fewer insurers, higher premiums expected.

Climate Risk Deep Dive

flood

Moderate Risk
45/100
High Confidence

Property sits on the boundary of a 1-in-100 year flood zone. Coastal inundation risk increases significantly by 2050.

History: Minor street flooding recorded in 2022 and 2016.
Official Zone: Low Flood Risk Precinct
Source: 2025

bushfire

Low Risk
15/100
High Confidence

Urban density provides natural firebreak. No significant vegetation hazards nearby.

History: No bushfire events recorded in immediate vicinity in last 50 years.
Official Zone: Not Bushfire Prone
Source: 2024

heat

High Risk
55/100
High Confidence

Urban heat island effect combined with rising average temperatures. Western aspect increases exposure.

History: Record high of 41.2°C recorded in Jan 2020.
Official Zone: Urban Heat Island Zone 2
Source: 2024

crime

Moderate Risk
35/100
Medium Confidence

Crime rates are consistent with high-density coastal suburbs. Theft is primary concern.

History: Stable trend over last 5 years.
Official Zone: N/A
Source: 2025

Flood Risk Analysis

Flood Zone ID
1-in-100 Year
Base Elevation
8.5m AHD

1% Annual Exceedance Probability (AEP). There is a 1% chance of a flood of this magnitude or greater occurring in any given year.

Source: Waverley Council Flood Study 2024

Historical Flood Events

2022
MinorDepth: 0.15m

Localized street flooding during East Coast Low event. Water reached driveway but did not enter dwelling.

2016
MinorDepth: 0.10m

King tide combined with storm surge caused minor inundation of lower garden area.

1998
ModerateDepth: 0.30m

Significant storm event caused widespread flooding in Bondi basin. Garage flooded.

Future Projections (RCP 4.5 & 8.5)

YearScenarioRisk IncreaseEst. Depth Increase
2030RCP 4.5+15%0.05m
2050RCP 4.5+45%0.25m
2070RCP 8.5+85%0.60m

Mitigation Potential

Raising floor levels by 0.5m and installing flood barriers could reduce the flood risk score by approximately 30%.

Recommended Actions

Install Flood Barriers & Drainage

High Priority

Reduces risk of water ingress during flash floods and storm surge events. Protects ground floor living areas and prevents structural water damage. Essential for maintaining insurability.

Est. Cost
2,500
ROI
High
Complexity
Medium
Timeframe
1-3 months
Impact on insurability: Significant reduction in premium risk

Upgrade Insulation & Ventilation

Medium Priority

Reduces cooling costs by 30-40% and improves comfort during heatwaves. Pays for itself within 5-7 years through energy savings. Increases property value and rental appeal.

Est. Cost
4,000
ROI
Medium
Complexity
Low
Timeframe
6-12 months
Impact on insurability: Minor improvement in risk assessment

Solar + Battery System

High Priority

Offset rising energy costs and provide backup power during extreme weather events. Reduces electricity bills by 70-90%. Increases property value by $15,000-25,000.

Est. Cost
12,000
ROI
High
Complexity
Medium
Timeframe
1-3 months
Impact on insurability: Significant reduction in premium risk

Stormwater Management System

Medium Priority

Prevents localized flooding and water damage. Reduces insurance claims risk. Protects landscaping and foundation integrity.

Est. Cost
3,500
ROI
Medium
Complexity
Medium
Timeframe
6-12 months
Impact on insurability: Minor improvement in risk assessment

Window & Door Upgrades

Medium Priority

Improves thermal efficiency by 25%, reduces heat ingress, and provides better storm protection. Enhances security and reduces noise pollution.

Est. Cost
8,000
ROI
Medium
Complexity
Medium
Timeframe
6-12 months
Impact on insurability: Minor improvement in risk assessment

Landscaping for Climate Resilience

Low-Medium Priority

Reduces urban heat island effect, improves drainage, and creates natural cooling. Increases property appeal and value.

Est. Cost
5,000
ROI
Low-Medium
Complexity
Low
Timeframe
6-12 months
Impact on insurability: Minor improvement in risk assessment

Emergency Preparedness Kit

High Priority

Ensures family safety during extreme weather events. Provides peace of mind and reduces evacuation stress.

Est. Cost
800
ROI
High
Complexity
Low
Timeframe
1-3 months
Impact on insurability: Significant reduction in premium risk

Investment Summary

Total Investment
$35,800
Annual Savings
$1,800
Payback Period
19.9 years
Property Value Increase
$60,000
Insurance Savings
$420/yr
Premium Reduction
30%

Social Stability

Liveability Score
85/100
Social Stability
92/100

High social stability driven by long-term owner occupiers and strong community engagement.

What happens next?

  • 1

    Review this comprehensive analysis with your advisors.

  • 2

    Use for insurance negotiations and property valuation.

  • 3

    Share with conveyancer, solicitor, or buyer's agent.

  • 4

    Implement recommended adaptations to reduce risk.

Interpretation Guide

Key Terms Explained

AEP (Annual Exceedance Probability)
The probability that a flood of a given magnitude or higher will occur in any one year.
💡 A 1% AEP means there is a 1 in 100 chance of this flood happening this year.
RCP 8.5
Representative Concentration Pathway 8.5. A high-emissions scenario often referred to as 'business as usual'.
💡 A worst-case scenario where global greenhouse gas emissions continue to rise throughout the 21st century.
Storm Surge
A rising of the sea as a result of atmospheric pressure changes and wind associated with a storm.
💡 Extra high sea level during a storm that can cause coastal flooding.

Understanding Our Risk Matrix

Our risk score combines the likelihood of a hazard occurring with the potential severity of its impact on the property.

Medium Risk
(Low Prob / High Impact)
Critical Risk
(High Prob / High Impact)
Low Risk
(Low Prob / Low Impact)
Medium Risk
(High Prob / Low Impact)
Consequence (Severity of Impact)
Likelihood (Probability of Event)