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Suburb profile ·The Hills Shire LGA · NSW ·2153

Bella Vista NSW 2153

Bella Vista is in The Hills Shire LGA, NSW, postcode 2153, with population 8,384.

The read

Premium-market

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$830/wk
Rising
+5.1% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2153 · Jun 2026
$850
$750
Jun 2025Jun 2026
Why it fits

Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$2.7M
House median, latest period
↑3.1%YoY D10 vs AU
Median rent
$830/wk
Rent-pressure candidate
↑5.1%YoY D10 vs AU
Gross yield
1.6%
Low yield band
D3 vs AU
Population
8,384
8K local footprint
D10 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
35 min
37.6 km to Sydney CBD · free-flow
Transit to city
71 min
Public transport to Sydney CBD · weekday 8am
Solar
9,486
827 added 12mo · 70MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Houses to Q1'26 · Units to Q3'25 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2007Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+4.5%
5-yr
+5.8%
10-yr
+6.3%
Indicative cashflow-$2,068/wk (-$107,534/yr) · interest-only @ 6.4%, 80% LVR
Market turnover3.3% of homes traded/yr (82 sales · -26% vs 3-yr avg)
Rent stabilitystable — rents vary ±3.2% around trend (short window, 13 pts)
Value vs advantage+72% vs suburbs of similar SEIFA advantage (decile 10)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Fgrade · 14/100 · top 86% of 3,604AU suburbs
Peer distributionstronger than 14% of AU suburbs
WeakerTypicalStronger
Capital growth21
Rental yield9
Stability63
Volatility-10.0ppCycle-2.0

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Bella Vista

Owner-occupied 87%Rented 13%
Investor activityATO
Negatively geared15.4%
6,065 of 10,443 landlords
Avg rental loss$10,926/yr
Landlords (rental income)10,443
Reported capital gains4,906
Investor exposure index(low vs national)32.2/100
The read

Owner-occupier stronghold

85% of homes here are owner-occupied and 13% rented, with 15% of landlords negatively geared.

Why it fits

85% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 1.6% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
88%
of household income to service a new loan
19.9 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $13,389/mo vs median rent $3,597/mo (+272% · +$2260/wk)

If rates move

At 4.2%: $10,690/mo (-2,699) · at 6.2% (current): $13,389/mo · at 8.2%: $16,346/mo (+2,957)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Stronger 5-yr growth

similar price · cross-LGA

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
14.9x
median home price as a multiple of annual household income
Stretched
Renting
24%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $3,400/mo, while renters pay about $3,597/mo — renting runs $197/mo higher on these medians.

Median price
$2.73M
Household income · yr
$183K
Median rent · wk
$830
Owner mortgage · mo
$3,400
Gross yield
1.6%

Household income

ABS Census · ATO
$183K household · yr+122.2% vs NSW suburb median
Personal
$56K
Family
$176K
Household
$183K
Household income distribution (ABS Census 2021 · weekly)fewer than 44% could service the median house
Under $300
64
$300-649
76
$650-999
128
$1,000-1,499
167
$1,500-1,999
156
$2,000-2,999
348
$3,000-3,999
336
$4,000+
999

Serviceability line: a household needs about $10,299/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 38% of households here would spend more than 30% of income on rent (rent stress line: $2,767/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (2,423 households)
Owned outright
36%
Owned with mortgage
49%
Rented
13%
Dwelling structure7.1% of dwellings unoccupied on census night
Separate house
82%
Townhouse / semi
16%
Flat / apartment
1%

Getting to work: 43% drive, 3% public transport, 1% walk or cycle, 51% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1147
Students1,104
Government1
  • Bella Vista Public SchoolPrimary · Government · ICSEA 1147Zoned

1 of 1 schools here operate published enrolment zones (catchments). Zone boundaries set eligibility — check the official source for the exact catchment. Not enrolment advice.

Livability

OSM · GTFS · schools + hospitals
85/ 100 livability index

Top 15% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 85% of Australian suburbs
WeakerTypicalStronger
Everyday access87
Public transport (50 stops)84
Schools & hospitals71

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
2,772
1,286 per 100k
D2 vs AU

Crime

lga
Rate · per 100k1,286
Total incidents2,772· April 2025 - March 2026
  • Assault62756%
  • Sexual Offences22120%
  • Robbery283%
  • Break And Enter23421%

Development screen

Could a secondary dwelling be worth investigating?

More supporting context
secondary dwelling / granny flat screening context Low broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

76.7%

Suburb share of occupied private dwellings recorded as separate houses.

Near the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

60.0%

Broad suburb sampling only; the property zoning and overlays can differ.

17.7 pp above the state median

State median 42.3% · 1,245 valid suburbs

Rental households

12.6%

Demand context only; it does not establish permission to rent a secondary dwelling.

13.3 pp below the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

No mapped bushfire exposure

The staged suburb layer shows no mapped exposure; this is not a property-level clearance. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Bella Vista unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Bella Vista, NSW 2153 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

No mapped bushfire exposure

About 0.0% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
No mapped exposure ~0.0%
~0.0% of the suburb is Bush Fire Prone Land

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Short-term rentals

Inside Airbnb
21
active listings · ~2.5 per 1,000 residents
67%
entire homes (vs private rooms)
86%
run by multi-listing operators

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Low Density Residential
Residential 53% Commercial / Mixed 25% Public / Open space 10% Other 4%
Residential density: Low · 2% growth-zoned

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Baulkham Hills (West) - Bella Vista SA2 area · 2022 base
22,129 people · 202226,241 by 2032 (+18.6%)

ABS population projection (2022 base) for the Baulkham Hills (West) - Bella Vista SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Bella Vista NSW — Property Data and Demographics

Bella Vista is a moderately sized suburb in New South Wales within the The Hills Shire local government area (postcode 2153). It is home to about 8,384 residents, with an established demographic and a median age of 40. Households earn a median income of $183K per year, with an average household size of 3.4 people. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, clerical & administrative. Employment in the area leans toward healthcare and professional services. The top ancestries reported are Chinese, Indian, English.

Median house prices in Bella Vista stand at $2.7 million, having risen by 3.1% over the last twelve months. Units have a median price of $1.4 million (+31.3% YoY). The current median weekly rent is $830. This gives a gross rental yield of approximately 1.6%. The median monthly mortgage repayment is $3,400.

Bella Vista is served by 1 school, including 1 primary. The average ICSEA score is 1147, which is well above the national average of 1,000. Public transport access includes 1 rail station, 49 bus stops. Healthcare facilities include 2 private hospitals. The crime rate in the The Hills Shire LGA is low at 1,286 incidents per 100,000 population.

Looking at the investment signals, Gross rental yield sits at around 1.6% (low yield). Property prices are above the state median ($2.7M/$1.5M), placing it in the premium segment. The price-to-income ratio of 14.9x is considered stretched. House prices have moved +3.1% year-on-year.

Market & money
Investment signalsHeuristics
Rental Yield1.6%↓ Low Yield
Price vs State$2.7M/$1.5M↓ Above Median
Affordability14.9x↓ Stretched
Price Momentum+3.1%· Stable
InvestmentNSW
Mortgage · mth$3,400
Rent · wk(Census)$740
Market rent · wk(2026-06)$830
Gross yield1.4%
Price / income14.9x
Sales vol (latest Q)(2026-Q1)8
Property investors · Postcode 2153ATO
Negatively geared15.4%
6,065 of filers
Avg rental loss$10,926/yr
Landlords (rental income)10,443
Reported capital gains4,906
People & prosperity
DemographicsCensus 21
Population8,384
Median age40
Household size3.4
HH income · wk$3,518
Personal income · wk$1,081
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)10/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$2,942 → $3,518
Change+19.6%
vs NSW median-1 pp
Median rent+4.2%
stablevs NSW 2016–21
Top occupationsCensus
Professionals1,661Managers892Clerical & Administrative722Sales314Technicians & Trades277
Top industriesCensus
Healthcare796Professional Services497Finance & Insurance420Retail Trade370Education339
Top ancestryCensus
Chinese1,682Indian1,252English1,192Australian1,104Irish358
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies2
GP / clinics3
Fuel stations1
Cafes & dining23
woolworths1
TransportGTFS
Rail stations1
Bus stops49
Bella Vista Station, Platform 1
Hospitals · The Hills Shire LGAAIHW
Public0
Private5
Lakeview Private Hospitalprivate
Norwest Day Hospitalprivate · in suburb
Norwest Private Hospitalprivate · in suburb
The Hills Clinic Kellyvilleprivate
The Hills Private Hospitalprivate
Aged care · The Hills Shire LGAGEN
Facilities16
Residential places2,078
SummitCare Baulkham Hills232 places
Anglicare Brian King Gardens204 places
Anglicare The Donald Coburn Centre180 places
Bella Vista Gardens160 places
Bupa Baulkham Hills144 places
BaptistCare The Gracewood Centre143 places
+10 more in The Hills Shire LGA
Childcare · The Hills Shire LGAACECQA
Services170
Approved places14,962
Exceeding NQS24
Bella Vista OSHCLUB330 places · in suburb
Wesley Out of School Hours Care270 places
Ambrose Activities, Santa Sophia, Box Hill250 places
Baulkham Hills North OSHC Centre250 places
Castle Hill Funhouse240 places
Kellyville Ridge OSHClub230 places
+164 more in The Hills Shire LGA
Nearby in The Hills Shire LGA12
Glenhaven$2.4M · 6,619Beaumont Hills$1.9M · 9,041Norwest$2.6M · 4,688Kenthurst$3.2M · 5,313West Pennant Hills$2.9M · 16,620Glenorie$2.6M · 3,792Box Hill$1.3M · 6,450Rouse Hill$1.5M · 11,349North Kellyville$1.9M · 17,401Castle Hill$2.6M · 40,874Annangrove$2.8M · 1,472Kellyville$2.0M · 27,011
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Bella Vista carries enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2026-Q1 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 2 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 50 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · No linked annual population growth series
stable source · automated · every update · annual
Missing
Building approvals
ABS Building Approvals · No linked approvals series
stable source · automated · every update · monthly
Missing
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Bella Vista sits in Sydney — explore the metro.

Bella Vista FAQ

Common questions
  1. What LGA is Bella Vista in?

    Bella Vista is in the The Hills Shire Local Government Area, NSW, postcode 2153. Council-level context for The Hills Shire LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Bella Vista?

    The current median house price in Bella Vista, NSW is $2.7M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Bella Vista?

    The median weekly rent in Bella Vista is $830/wk, based on the current market rent dataset. The current rent signal is rent-pressure candidate.

  4. What does the rent signal say about Bella Vista?

    Rent-pressure candidate: Bella Vista rents screen above the local benchmark. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Bella Vista a good investment?

    QuickProperty's investment signals for Bella Vista show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Bella Vista?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Bella Vista data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.