micromarkets

Bella Vista, NSW 2153

Property data updated July 20268,384 residents

Last 12 months snapshot

93 sales · 107 leases · Refreshed July 2026

Bella Vista property market

House rentals are Bella Vista's top market, with 92 leases (down 3.2%) at $1,050 a week (up 5.5%) as of July 2026, renting out in about 17 days (down from 19 days last year), more sought-after than most house rental markets in NSW, around half are 4-bedroom.

House sales are nearly as big, with 79 sales (up 1.3%) at around $2.773M (up 12.2%), taking about 25 days to sell (down from 27 days last year). Then come 15 unit rentals at $870 a week and 14 unit sales at around $948k.

House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.

Census · ABS 2021

Bella Vista demographics & population

Population

8,384

Median age

40yrs

Avg household

3.4people

Male · Female

50% · 50%

Owner-occupied

Renting

Lone person

Couples, no kids

Born overseas

Year 12+ⓘ

Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.

The full Bella Vista report

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Detailed, institutional-grade analysis — well beyond the usual suburb snapshot.

InsideWho lives here · What homes cost to buy & rent · How fast homes are selling · How much is for sale or rent · How it compares to nearby suburbs · Schools nearby

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Census · ABS 2021

Who lives in Bella Vista?

The age structure, household make-up, and cultural fabric of the people who call this suburb home.

Age & sex7,289 residentsMaleFemale

Share of all residents by 5-year band · hover a band for the count + split

Life stage

50%

Children0–1450%Youth15–2450%Young adults25–3450%Midlife35–5450%Mature55–6450%Seniors65+50%

Household composition

50%

Lone person50%Couples, no kids50%Families with kids50%Other families50%Group / share50%

2.1 people / household0.6 persons / bedroom50% are 5+ person

Household sizepersons per dwelling

50%1

50%2

50%3

50%4

50%5

50%6+

Cultural make-upshare of residents · diversity = odds two differ

Born overseas50%

Other language at home50%

Limited English50%

Both parents overseas50%

Australian citizens50%

Birthplace diversity61%

Chance two random residents were born in different countries

Language diversity67%

Chance two random residents speak different languages at home

Religious diversity46%

Chance two random residents follow different religions

Where residents were borntop birthplaces

Afghanistan50%

Australia50%

Bangladesh50%

Bosnia & Herzegovina50%

Brazil50%

Cambodia50%

Canada50%

Chile50%

Languages at hometop languages

English only50%

Afrikaans50%

Arabic50%

Australian Indigenous50%

Cantonese50%

Mandarin50%

Other Chinese50%

Croatian50%

Ancestry% reporting · multi-response

Australian50%

Aboriginal/Torres Strait Islander50%

Chinese50%

Croatian50%

Dutch50%

English50%

Faith & belieftap Christianity

No religion50%

Christianity50%

Islam50%

Buddhism50%

Hinduism50%

Judaism50%

Other religions50%

Family originsparents’ birthplace

50%

Both parents overseas50%One parent overseas50%Both parents in Australia50%

A strongly multicultural community with deep migrant heritage.

When migrants arrivedshare of overseas-born

Before 198150%

1981-200050%

2001-201050%

2011-201550%

2016-202150%

2020–21 understated — COVID border closures.

Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.

Census · ABS 2021

Housing & affordability in Bella Vista

What it costs to live here, who owns versus rents, and the shape of the housing stock.

Affordability at a glance

LowMedianHighPercentile

Median weekly rentTop 25%

Median monthly mortgageTop 22%

Rent stress (rent ÷ income)Top 50%

Mortgage stress (repay ÷ income)Top 50%

High mortgage (≥$3k/mo)Top 50%

Social housingTop 50%

Unoccupied on census nightTop 50%

Large dwellings (4+ bed)Top 50%

This suburb Typical range (middle 50%) Median suburb

Bedrooms per dwellingshare of dwellings

50%0

50%1

50%2

50%3

50%4

50%5

50%6+

Who owns vs rentsoccupied dwellings

50%

Owned outright50%Mortgage50%Renting50%Other50%

What’s built heredwelling types

50%

House50%Townhouse50%Apartment50%Other50%

50% separate houses50% apartments50% high-rise

Census · ABS 2021

Income & employment in Bella Vista

Incomes, employment, and the occupation mix of the people who live here.

Income & work at a glance

LowMedianHighPercentile

Median personal incomeTop 20%

Median family incomeTop 40%

Managers & professionalsTop 50%

High earners (≥$2k/wk)Top 50%

This suburb Typical range (middle 50%) Median suburb

Occupations

LowMedianHighPercentile

Managers & professionalsTop 50%

Clerical & adminTop 50%

Community & personal serviceTop 50%

Sales workersTop 50%

Technicians, trades & labourersTop 50%

Household incomeheight = share of households · weekly

Personal incomeheight = share of residents 15+ · weekly

A typical household pulls in about 2.3× the typical individual — a multi-earner area.

Labour forceemployment status · residents 15+

50%

Employed full-time50%Employed part-time50%Employed (away/other)50%Unemployed50%Not in labour force50%

LowMedianHighPercentile

Full-time workersTop 50%

Part-time workersTop 50%

Unemployment rateTop 50%

Not in labour forceTop 50%

Labour-force participationTop 50%

This suburb Typical range (middle 50%) Median suburb

Census · ABS 2021

Getting around Bella Vista

How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.

Transport at a glance

LowMedianHighPercentile

Public transport to workTop 50%

Walked or cycled to workTop 50%

Worked from homeTop 50%

No motor vehicleTop 50%

Vehicles per dwellingBottom 11%

This suburb Typical range (middle 50%) Median suburb

Journey to workamong commuters · top modes

Car (driver)50%

Car (passenger)50%

Train50%

Bus50%

Tram/light rail50%

Ferry50%

Walked50%

Vehicles per dwellingshare of households

50%0

50%1

50%2

50%3

50%4+

Education · ACARA My School 2025

Schools in and around Bella Vista

1 school inside Bella Vista, plus the closest options around it. Families can choose from 106 primary schools in Bella Vista and its surrounds, and 47 high schools covering the secondary years. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.

Within Bella Vista1schools in the suburb itself

Primary schools106within 5 km · nearest in suburb

Secondary schools47within 5 km · nearest 3.8 km

Median ICSEA rank50thenrolment-weighted

What is ICSEA Rank?

ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.

Nearby within150 schools

Within Bella Vista · 1Order by
1
Bella Vista Public SchoolGovernment · Primary · Co-ed · Years K-6 · Within suburb
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
Nearby · within 5 km · 149
2
Baulkham Hills High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Baulkham Hills · 3.8 km
State RankTop 1%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
3
Matthew Pearce Public SchoolGovernment · Primary · Co-ed · Years K-6 · Baulkham Hills · 3.8 km
State RankTop 1%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
4
Oakhill Drive Public SchoolGovernment · Primary · Co-ed · Years K-6 · Castle Hill · 3.8 km
State RankTop 1%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
5
Crestwood High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Baulkham Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
6
Glenwood High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Glenwood · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
7
Model Farms High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Baulkham Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
8
William Clarke CollegeIndependent · Combined · Co-ed · Years K-12 · Kellyville · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
9
Kellyville High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Kellyville · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
10
Castle Hill High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Castle Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
11
St John XXIII Catholic College (Secondary)Catholic · Secondary · Co-ed · Years 7-12 · Stanhope Gardens · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
12
Blacktown Boys High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Blacktown · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
13
Hills Adventist CollegeIndependent · Combined · Co-ed · Years K-12 · North Kellyville · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
14
Toongabbie Christian CollegeIndependent · Combined · Co-ed · Years K-12 · Toongabbie · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
15
Oakhill CollegeIndependent · Secondary · Co-ed · Years 7-12 · Castle Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
16
Girraween High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Girraween · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
17
Muirfield High SchoolGovernment · Secondary · Co-ed · Years 7-12 · North Rocks · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
18
The Ponds High SchoolGovernment · Secondary · Co-ed · Years 7-12 · The Ponds · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
19
Tangara School for GirlsIndependent · Combined · Co-ed · Years K-12 · Cherrybrook · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
20
Rouse Hill Anglican CollegeIndependent · Combined · Co-ed · Years K-12 · Rouse Hill · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
21
Catherine McAuley WestmeadCatholic · Secondary · Co-ed · Years 7-12 · Westmead · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
22
Parramatta Marist High SchoolCatholic · Secondary · Co-ed · Years 7-12 · Westmead · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
23
Tara Anglican School for GirlsIndependent · Combined · Co-ed · Years K-12 · North Parramatta · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
24
The Hills Grammar SchoolIndependent · Combined · Co-ed · Years K-12 · Kenthurst · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
25
Redeemer Baptist SchoolIndependent · Combined · Co-ed · Years K-12 · North Parramatta · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
26
The King's SchoolIndependent · Combined · Co-ed · Years K-12 · North Parramatta · 3.8 km
State RankP Top 50%S Top 50%EnglishP S MathsP S Students456Multilingual50%ICSEA Rank50th
27
Crestwood Public SchoolGovernment · Primary · Co-ed · Years K-6 · Baulkham Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
28
Seven Hills North Public SchoolGovernment · Primary · Co-ed · Years K-6 · Seven Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
29
St Michael's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Baulkham Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
30
Parklea Public SchoolGovernment · Primary · Co-ed · Years K-6 · Glenwood · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
31
Caddies Creek Public SchoolGovernment · Primary · Co-ed · Years K-6 · Glenwood · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
32
St Angela's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Castle Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
33
Holy Cross Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Glenwood · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
34
Kings Langley Public SchoolGovernment · Primary · Co-ed · Years K-6 · Kings Langley · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
35
Excelsior Public SchoolGovernment · Primary · Co-ed · Years K-6 · Castle Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
36
Kellyville Public SchoolGovernment · Primary · Co-ed · Years K-6 · Kellyville · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
37
Jasper Road Public SchoolGovernment · Primary · Co-ed · Years K-6 · Baulkham Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
38
Winston Heights Public SchoolGovernment · Primary · Co-ed · Years K-6 · Winston Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
39
Quakers Hill East Public SchoolGovernment · Primary · Co-ed · Years K-6 · Acacia Gardens · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
40
Sherwood Ridge Public SchoolGovernment · Primary · Co-ed · Years K-6 · Kellyville · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
41
Baulkham Hills North Public SchoolGovernment · Primary · Co-ed · Years K-6 · Baulkham Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
42
Winston Hills Public SchoolGovernment · Primary · Co-ed · Years K-6 · Winston Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
43
St Paul the Apostle Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Winston Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
44
Samuel Gilbert Public SchoolGovernment · Primary · Co-ed · Years K-6 · Castle Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
45
Castle Hill Public SchoolGovernment · Primary · Co-ed · Years K-6 · Castle Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
46
St John XXIII Catholic College (Primary)Catholic · Primary · Co-ed · Years K-6 · Stanhope Gardens · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
47
Beaumont Hills Public SchoolGovernment · Primary · Co-ed · Years K-6 · Beaumont Hills · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
48
Our Lady of Lourdes Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Baulkham Hills South · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
49
Kellyville Ridge Public SchoolGovernment · Primary · Co-ed · Years K-6 · Kellyville Ridge · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
50
St Bernadette's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Castle Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
51
North Kellyville Public SchoolGovernment · Primary · Co-ed · Years K-6 · North Kellyville · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
52
Mary Immaculate Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Quakers Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
53
John Palmer Public SchoolGovernment · Primary · Co-ed · Years K-6 · The Ponds · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
54
St Anthony's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Girraween · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
55
Ironbark Ridge Public SchoolGovernment · Primary · Co-ed · Years K-6 · Rouse Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
56
Metella Road Public SchoolGovernment · Primary · Co-ed · Years K-6 · Toongabbie · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
57
St Andrews Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Marayong · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
58
Riverbank Public SchoolGovernment · Primary · Co-ed · Years K-6 · The Ponds · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
59
Quakers Hill Public SchoolGovernment · Primary · Co-ed · Years K-6 · Quakers Hill · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
60
Our Lady of the Angels Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Kellyville · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
61
Darcy Road Public SchoolGovernment · Primary · Co-ed · Years K-6 · Wentworthville · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
62
North Rocks Public SchoolGovernment · Primary · Co-ed · Years K-6 · North Rocks · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
63
St Monica's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · North Parramatta · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
64
Cherrybrook Public SchoolGovernment · Primary · Co-ed · Years K-6 · Cherrybrook · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
65
Annangrove Public SchoolGovernment · Primary · Co-ed · Years K-6 · Annangrove · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
66
St John Vianney's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Doonside · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
67
Burnside Public SchoolGovernment · Primary · Co-ed · Years K-6 · North Parramatta · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
68
Westmead Public SchoolGovernment · Primary · Co-ed · Years K-6 · Westmead · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
69
Galungara Public SchoolGovernment · Primary · Co-ed · Years K-6 · Schofields · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
70
Wentworthville Public SchoolGovernment · Primary · Co-ed · Years K-6 · Wentworthville · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
71
Sacred Heart Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Westmead · 3.8 km
State RankTop 50%EnglishMathsStudents456Multilingual50%ICSEA Rank50th
72
Vardys Road Public SchoolGovernment · Primary · Co-ed · Years K-6 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
73
Seven Hills High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
74
Lynwood Park Public SchoolGovernment · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
75
Lalor Park Public SchoolGovernment · Primary · Co-ed · Years P-6 · Lalor Park · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
76
St Bernadette's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Lalor Park · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
77
William Rose SchoolGovernment · Special · Co-ed · Years U · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
78
WoodburyIndependent · Special · Co-ed · Years U · Baulkham Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
79
Tallowood SchoolGovernment · Special · Co-ed · Years U · Kellyville · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
80
Our Lady of The Rosary Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Kellyville · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
81
Seven Hills Public SchoolGovernment · Primary · Co-ed · Years K-6 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
82
Gilroy Catholic CollegeCatholic · Secondary · Co-ed · Years 7-12 · Castle Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
83
St Gabriel's School for students with special needsIndependent · Special · Co-ed · Years U · Castle Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
84
Seven Hills West Public SchoolGovernment · Primary · Co-ed · Years P-6 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
85
Blacktown North Public SchoolGovernment · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
86
The Meadows Public SchoolGovernment · Primary · Co-ed · Years K-6 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
87
Australian International Academy, Kellyville CampusIndependent · Combined · Co-ed · Years K-12 · North Kellyville · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
88
Our Lady of Lourdes Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
89
Blacktown Girls High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
90
The Hills Sports High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
91
Bert Oldfield Public SchoolGovernment · Primary · Co-ed · Years K-6 · Seven Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
92
Toongabbie Public SchoolGovernment · Primary · Co-ed · Years K-6 · Toongabbie · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
93
Barnier Public SchoolGovernment · Primary · Co-ed · Years K-6 · Quakers Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
94
Coreen SchoolGovernment · Special · Co-ed · Years U · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
95
Marayong Heights Public SchoolGovernment · Primary · Co-ed · Years K-6 · Marayong · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
96
Quakers Hill High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Quakers Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
97
Toongabbie West Public SchoolGovernment · Primary · Co-ed · Years K-6 · Toongabbie · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
98
Patrician Brothers' College BlacktownCatholic · Secondary · Co-ed · Years 7-12 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
99
Marayong Public SchoolGovernment · Primary · Co-ed · Years P-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
100
Northmead Public SchoolGovernment · Primary · Co-ed · Years K-6 · Northmead · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
101
Pendle Hill High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Wentworthville · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
102
Glenhaven Public SchoolGovernment · Primary · Co-ed · Years K-6 · Glenhaven · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
103
Mitchell High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
104
The Hills SchoolGovernment · Special · Co-ed · Years U · Northmead · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
105
The Ponds SchoolGovernment · Special · Co-ed · Years U · The Ponds · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
106
Hills Montessori SchoolIndependent · Primary · Co-ed · Years K · West Pennant Hills · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
107
Rouse Hill High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Rouse Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
108
Shelley Public SchoolGovernment · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
109
Blacktown South Public SchoolGovernment · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
110
St Andrews CollegeCatholic · Secondary · Co-ed · Years 7-12 · Marayong · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
111
St Patrick's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
112
Girraween Public SchoolGovernment · Primary · Co-ed · Years K-6 · Girraween · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
113
Toongabbie East Public SchoolGovernment · Primary · Co-ed · Years K-6 · Wentworthville · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
114
Northmead Creative and Performing Arts High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Northmead · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
115
Blacktown West Public SchoolGovernment · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
116
Lorien Novalis School for Rudolf Steiner EducationIndependent · Combined · Co-ed · Years K-12 · Dural · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
117
Hambledon Public SchoolGovernment · Primary · Co-ed · Years K-6 · Quakers Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
118
Marayong South Public SchoolGovernment · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
119
St John Paul II Catholic CollegeCatholic · Secondary · Co-ed · Years 7-12 · Schofields · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
120
Wyndham CollegeGovernment · Secondary · Co-ed · Years 11-12 · Quakers Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
121
Redbank SchoolGovernment · Special · Co-ed · Years U · Westmead · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
122
St Joseph's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Schofields · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
123
Christ The King Primary SchoolCatholic · Primary · Co-ed · Years K-6 · North Rocks · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
124
Mother Teresa Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Westmead · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
125
Nagle CollegeCatholic · Secondary · Co-ed · Years 7-12 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
126
Rouse Hill Public SchoolGovernment · Primary · Co-ed · Years K-6 · Rouse Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
127
Ebenezer Christian CollegeIndependent · Combined · Co-ed · Years K-10 · Prospect · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
128
St Michael's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Blacktown South · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
129
Walters Road Public SchoolGovernment · Primary · Co-ed · Years K-6 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
130
Pendle Hill Public SchoolGovernment · Primary · Co-ed · Years P-6 · Wentworthville · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
131
Marian Catholic CollegeCatholic · Secondary · Co-ed · Years 7-12 · Kenthurst · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
132
Doonside High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Doonside · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
133
St Madeleine's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Kenthurst · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
134
Cherrybrook Technology High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Cherrybrook · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
135
Evans High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
136
Tallawong Public SchoolGovernment · Primary · Co-ed · Years K-6 · Rouse Hill · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
137
Tyndale Christian SchoolIndependent · Combined · Co-ed · Years K-12 · Blacktown · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
138
John Purchase Public SchoolGovernment · Primary · Co-ed · Years K-6 · Cherrybrook · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
139
Our Lady of Mount Carmel Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Wentworthville · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
140
Greystanes High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Greystanes · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
141
Crawford Public SchoolGovernment · Primary · Co-ed · Years K-6 · Doonside · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
142
Nirimba Fields Public SchoolGovernment · Primary · Co-ed · Years K-6 · Nirimba Fields · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
143
Murray Farm Public SchoolGovernment · Primary · Co-ed · Years K-6 · Carlingford · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
144
Doonside Public SchoolGovernment · Primary · Co-ed · Years P-6 · Doonside · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
145
Beresford Road Public SchoolGovernment · Primary · Co-ed · Years K-6 · Greystanes · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
146
Mountain View Adventist CollegeIndependent · Combined · Co-ed · Years K-12 · Doonside · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
147
Parramatta North Public SchoolGovernment · Primary · Co-ed · Years K-6 · North Parramatta · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
148
Warrah Specialist SchoolIndependent · Special · Co-ed · Years U · Dural · 3.8 km
State Rank—English—Maths—Students456Multilingual50%ICSEA Rank50th
149
Palm Avenue SchoolGovernment · Special · Westmead · 3.8 km
State Rank—English—Maths—Students—Multilingual—ICSEA Rank—
150
The Childrens Hospital SchoolGovernment · Special · Westmead · 3.8 km
State Rank—English—Maths—Students—Multilingual—ICSEA Rank—

Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.

School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.

Census · ABS 2021

Turnover

How settled or transient the community is — and where newcomers came from.

Settledness at a glance

LowMedianHighPercentile

Settled 5+ yearsTop 50%

Moved in past yearTop 50%

Arrived from overseas (5 yr)Top 50%

This suburb Typical range (middle 50%) Median suburb

Where residents lived 5 years agoof those who stated

50%

Same address50%Moved within area50%From elsewhere in Australia50%From overseas50%

Residential paceshare of residents

Moved in the past year50%

Moved in the past 5 years50%

Arrived from overseas (5 yr)50%

Property market

Market snapshot

Bella Vista median house price & rent

Headline price, rent, yield and time on market for Bella Vista — choose a property type and size below.

Active segment

Houses

Units

Median priceⓘLast 12 months

1.01M

↑ +50.0% YoY

Days on marketⓘLast 12 months

↓ 1 day YoY

SoldⓘLast 12 months

↑ +50.0% YoY

Months of supplyⓘLast 12 months

7.3mo

Median rentⓘLast 12 months

$707/w

↑ +50.0% YoY

Days to leaseⓘLast 12 months

↑ 9 days YoY

LeasedⓘLast 12 months

↑ +0.5% YoY

Gross yieldⓘLast 12 months

3.00%

Annualised

Data confidenceSales sample11StrongLease sample14Strong

Segment breakdown

House & unit prices by bedroom

Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.

Demand percentile 0–100 · last 12 months12-mo change

Segment

Sold

Price

DOM

Leased

Rent

DOM

Yield

SalesRent

Houses · 3 bed11 sales · 14 leases

20+0.5%

—

19+0.5%

—

Houses · 4 bed11 sales · 14 leases

20+0.5%

—

19+50.0%

—

Units · 2 bed11 sales · 14 leases

20+0.5%

—

Houses · 2 bed11 sales · 14 leases

—

19+0.5%

—

Units · 1 bed11 sales · 14 leases

—

Units · 3 bed11 sales · 14 leases

—

19+0.5%

—

All houses

20+50.0%

—

19+0.5%

—

All units

20+0.5%

—

19+50.0%

—

Where each segment ranks

Bella Vista property growth

Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.

Metric

Ranked against

Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.

Houses

2/3above median

02550 · MEDIAN75100

Percentile vs NSW

Value

Units

0/2above median

02550 · MEDIAN75100

Percentile vs NSW

Value

The buy-versus-rent equation

Buying vs renting in Bella Vista

What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.

Property

Compare to

Houses · 4 bed: +50%

Houses · Total: +50%

NSW MEDIAN · +39%

Rent covers itRenting matches or beats the cost of owning−10% to 0%

BalancedMortgage roughly matches asking rent+30% to +60%

Far pricier to ownBuying costs much more than renting+100% to +130%+

BreakdownLast 12 months

Holding cost

Mortgage

Rent

Premium

Band

Assumes 80% LVR6.0% rate30y P&I

Premium = (weekly mortgage − weekly rent) ÷ weekly rent. Band thresholds are national breakpoints across ~11,400 eligible Australian segments — the Typical premium band spans national P25 to P75, so it’s literally what’s typical.

Market data

How strong is demand, and which way is it heading?

Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.

Side

View

Property

Bedrooms

Radius

Compared against

Sales market velocity

5 nearby suburbs · 10km · Total house · sales

rising

DOM change YoYis demand rising or falling?

falling

median

Recoveryweak but rising

Boomstrong and rising

Troughweak and falling

Peakstrong but easing

Nearby suburb

Demand index

41 / 100vs NSW

Days on market

30 days▲ +6 days YoY

Median price

$1.39M▲ +5.6% YoY

Sold (last year)

52▲ +20.0% YoY

Nearby suburb

Demand index

80 / 100vs NSW

Days on market

15 days▲ +1 day YoY

Median price

$821k▲ +4.0% YoY

Sold (last year)

80▼ −9.9% YoY

Nearby suburb

Demand index

89 / 100vs NSW

Days on market

20 days▲ +1 day YoY

Median price

$1.31M▲ +1.8% YoY

Sold (last year)

81▲ +3.0% YoY

Nearby suburb

Demand index

99 / 100vs NSW

Days on market

14 days0 days YoY

Median price

$1.24M▲ +3.5% YoY

Sold (last year)

287▲ +2.2% YoY

Nearby suburb

Demand index

79 / 100vs NSW

Days on market

19 days▲ +3 days YoY

Median price

$981k▲ +7.1% YoY

Sold (last year)

54▼ −1.0% YoY

Bella Vista · this suburb

Demand index

78 / 100vs NSW

Days on market

33 days▲ +1 day YoY

Median price

$1.01M▲ +50.0% YoY

Sold (last year)

20▲ +50.0% YoY

weakSales market velocityhow strong sales demand isstrong

This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures

Sales market velocity

How strong is sales demand — and is it rising or falling?

What this shows

Each dot is one of this suburb's property segments on the sales side. Left-right shows how strong sales demand is — combining how many properties sold in the last 12 months with how quickly they sold (median days on market). Top-bottom shows whether that demand is rising or falling compared to 12 months ago.

The two axes

Sales market velocityX axis

how strong sales demand is

A composite of 12-month sales volume and median days on market. Higher means more sales completed faster — stronger sales demand right now.

Days on market change (Year-on-year)Y axis

is demand rising or falling?

How much faster (or slower) sales are completing compared to 12 months ago. Top half means sales are completing faster than a year ago (demand growing).

Market data

Bella Vista against the neighbourhood

Eight diagnostic views cutting the data a different way each time — Bella Vista in blue, peers in colour.

Pair

View

Property

Bedrooms

Radius

How fast — and is it getting faster?

5 peer suburbs · 10km · Total house

faster

DOM change YoYvs 12 months ago

slower

median

Recoveringquiet but accelerating

Boomingbusy and accelerating

Stalledquiet and slowing further

Coolingbusy but slowing

Nearby suburb

Demand index

22 / 100vs Australia

Days on market

30 days▲ +6 days YoY

Median price

$1.39M▲ +5.6% YoY

Sold (last year)

52▲ +20.0% YoY

Gross yield

2.16%

Nearby suburb

Demand index

56 / 100vs Australia

Days on market

15 days▲ +1 day YoY

Median price

$821k▲ +4.0% YoY

Sold (last year)

80▼ −9.9% YoY

Gross yield

1.41%

Nearby suburb

Demand index

50 / 100vs Australia

Days on market

20 days▲ +1 day YoY

Median price

$1.31M▲ +1.8% YoY

Sold (last year)

81▲ +3.0% YoY

Gross yield

2.29%

Nearby suburb

Demand index

68 / 100vs Australia

Days on market

14 days0 days YoY

Median price

$1.24M▲ +3.5% YoY

Sold (last year)

287▲ +2.2% YoY

Gross yield

1.46%

Nearby suburb

Demand index

44 / 100vs Australia

Days on market

19 days▲ +3 days YoY

Median price

$981k▲ +7.1% YoY

Sold (last year)

54▼ −1.0% YoY

Gross yield

2.50%

Bella Vista · this suburb

Demand index

50 / 100vs Australia

Days on market

33 days▲ +1 day YoY

Median price

$1.01M▲ +50.0% YoY

Sold (last year)

20▲ +50.0% YoY

Gross yield

3.00%

slowDays on marketmedian days to sellfast

This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures

How much is available right now?

Housing supply & months of stock

How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.

View

Hide thin-sample rows

Sales market

Segment	Band	Months of supply left	YoY	Listed	Sold	Per month

median

Rental market

Segment	Band	Months of supply left	YoY	Listed	Leased	Per month

median

Severe

Very Tight

Tight

Balanced

Loose

Very Loose

Saturated

Under-suppliedOver-supplied

Market data

Who's transacting — buyers or tenants?

Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.

Property

Bella Vista — Units & Houses, all bedrooms

Jul 2021 – Jun 2026 · each point = a 12-month window

Sales · buyer transactions

Leases · tenant transactions

Five-year arc

Bella Vista median house price & rent history

Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.

Five-year summaryAs of Jun 2026, the median house sale price in Bella Vista rose from $1.08M (Jul 2021) to $1.82M (Jun 2026) — +68.1% growth over five years — peaking at $2.28M between Jun 2025 and May 2026. Median house rent went from $434/wk to $615/wk (+41.7%) over the same period. For units, the median sale price fell from $733k to $551k (−24.9%), with rent up from $551/wk to $747/wk (+35.6%) over the same period.

Property

Bedrooms

Median price (trailing year)

Jun 2026

$1.82M-12.5%

5y median $1.63Mvs last year $2.08M

Total sales (trailing year)

Jun 2026

65+35.4%

5y median 63vs last year 48

Days on market (trailing year)

Jun 2026

23 days-6

5y median 30 daysvs last year 29 days

Median rent (trailing year)

Jun 2026

$615/wk+5.1%

5y median $616/wkvs last year $585/wk

Total leases (trailing year)

Jun 2026

80+14.3%

5y median 61vs last year 70

Days on market (rental) (trailing year)

Jun 2026

14 days+4

5y median 13 daysvs last year 10 days

Gross yield (trailing year)

Jun 2026

1.40%-0.16 pt

5y median 1.36%vs last year 1.56%

Months of supply

Jun 2026

2.3 months-19.9%

5y median 2.4 monthsvs last year 2.9 months

Months of supply (rental)

Jun 2026

1.0 months-9.2%

5y median 1.4 monthsvs last year 1.0 months

Nearby markets

Suburbs near Bella Vista: prices compared

The nearest suburbs to Bella Vista, ranked by distance — each lined up against Bella Vista on the same measures, so the differences jump out at a glance.

Market

Property

Bedrooms

Radius

Colour by

This marketBella VistaNSW 2153 · Houses · Total

Price$1.01M

DOM33 days

Sold20

5 markets within 5kmLast 12 months

NorwestNSW 21531.0kmHouses · Total

Kings LangleyNSW 21471.1kmHouses · Total

GlenwoodNSW 27681.5kmHouses · Total

Baulkham HillsNSW 21532.2kmHouses · Total

Lalor ParkNSW 21472.8kmHouses · Total

Stat colourHow each suburb's stat compares to Bella Vista

Much lowerLowerSimilarHigherMuch higher

Similar markets

Suburbs like Bella Vista

Suburbs anywhere in NSW that behave like Bella Vista — matched on price, growth, selling speed and demand, not on distance. A shortlist of markets that move the same way — including ones far away you'd never think to compare. (Want the suburbs right next door instead? See Nearby markets above.)

Bella Vista vs Oatlands: the closest sales-market match trades at a median of $1.83M against Bella Vista's $1.01M — about 81% higher, with homes selling in 14 days versus 33 days here.

Colour by

Property

Bedrooms

Market

This marketBella VistaNSW 2153Houses · Total

Price$1.01M

DOM33 days

Sold20

Most similar sales markets · within 4.9–18 kmLast 12 months

OatlandsNSW 21175km45% match

Price$1.83M

DOM14 days

Sold41

OatleyNSW 222318km48% match

Price$2.28M

DOM19 days

Sold87

KingsfordNSW 203217km45% match

Price$2.41M

DOM19 days

Sold78

Five DockNSW 204618km55% match

Price$1.91M

DOM19 days

Sold47

GlenhavenNSW 21565km45% match

Price$1.83M

DOM14 days

Sold52

Stat colourHow each suburb's stat compares to Bella Vista

Much lowerLowerSimilarHigherMuch higher

Comparable sales markets to Bella Vista: Oatlands property market, Oatley median house price, Kingsford average house price, Five Dock property market and Glenhaven house prices.

Bella Vista's closest rental-market twins: Oatley property market, Kingsford property prices, Oatlands property market, Glenhaven house prices and Five Dock property market. Each link opens that suburb's full market report.

Market data

Frequently asked · Bella Vista

26 data-driven answers about Bella Vista's property market — every one computed from the metrics above.

What things cost

Prices, rent, yield, ownership cost

What is the median house price in Bella Vista?

The median house price in Bella Vista, NSW 2153 is $1.01M as of June 2026, based on 11 sales over the past 12 months. Houses there have moved +50.0% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.

What is the median unit price in Bella Vista?

The median unit price in Bella Vista, NSW 2153 is $1.01M as of June 2026, based on 11 sales over the past 12 months. Units have moved +0.5% year-on-year and currently trade at roughly 100% of the median house price.

How much does it cost to rent in Bella Vista?

The median weekly house rent in Bella Vista is $707 as of June 2026, drawn from 14 leases over the past 12 months. Units rent for around $707 per week. House rents have moved +50.0% year-on-year. Current vacancy pressure is shown in the supply section above.

How much is rent for a 3 bedroom house in Bella Vista?

A 3 bedroom house in Bella Vista rents for a median $707 per week as of June 2026, drawn from 14 leases over the past 12 months. Across other house sizes: 2-bedroom $707/week, 4-bedroom $707/week. Unit rents: 1-bedroom $707/week, 2-bedroom $707/week, 3-bedroom $707/week. Figures cover only segments with enough recent leases to be statistically meaningful; sparse segments are excluded. The segment breakdown covers rent, yield and days on market for every property type and bedroom count.

What is the gross rental yield in Bella Vista?

Gross rental yield in Bella Vista is 3.00% for houses and 3.00% for units as of June 2026, compared with the NSW unit median of 2.48%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.

How much is a 3 bedroom house in Bella Vista?

As of June 2026, Bella Vista medians by bedroom count:

How much is a 3 bedroom house in Bella Vista?
Property	1 bed	2 bed	3 bed	4 bed	Total
Houses	—	—	$1.01M	$1.01M	$1.01M
Units	—	$1.01M	—	—	$1.01M

Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.

What does it cost to own versus rent at the Bella Vista median?

At the median Bella Vista house ($1.01M purchase, $707/week rent), weekly mortgage repayments sit at roughly $1963 — about $1256 more per week than renting. That gap is the ownership premium. Figures assume 80% LVR, a 6.0% interest rate and a 30-year principal-and-interest loan.

How the market is moving

Speed, supply, growth, cycle phase

What are Bella Vista's property market trends?

Bella Vista's property market trends to June 2026: house prices rose +50.0% year-on-year and units +0.5%; weekly house rents moved +50.0%; homes now sell in a median 33 days — slower than a year ago by 1; sales supply sits at 7.3 months (saturated). Read together — price, rent, selling speed and supply — they show which way the Bella Vista market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.

What does the data say about Bella Vista as an investment?

As of June 2026 in Bella Vista, house prices rose +50.0% over the year, gross rental yield is 3.00% against a NSW median of 2.85%, houses take a median 33 days to sell, sales supply is 7.3 months (saturated). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.

How quickly do houses sell in Bella Vista?

Houses in Bella Vista sell in a median 33 days on market as of June 2026, with units clearing slightly similarly at 33 days. Days on market have lengthened by 1 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.

Is Bella Vista a tight or loose property market right now?

Bella Vista's sales market sits at 7.3 months of supply for houses as of June 2026 — classified as Saturated (extreme oversupply) against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is tighter still at 1.8 months of supply.

Have property prices in Bella Vista gone up or down?

House prices in Bella Vista moved +50.0% over the 12 months to June 2026, while units moved +0.5%. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.

How active is the rental market in Bella Vista?

Bella Vista's house rental market sits at 1.8 months of supply as of June 2026 — classified as Balanced, with 19 houses leased over the past 12 months. Units sit at 1.2 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.

Where is Bella Vista in its property market cycle?

Bella Vista's house market is currently in the 'in_demand_growing' phase as of June 2026 — combining above-median sales velocity nationally with year-on-year loosening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.

How it compares

Vs state, vs nearby, vs popular

How does Bella Vista compare to other NSW suburbs?

Bella Vista's median house price ($1.01M) is 1% below the NSW median ($1.03M) as of June 2026. On selling speed, houses clear in 33 days vs 25 days state median. On gross yield, Bella Vista sits at 3.00% vs 2.85% state median.

How does Bella Vista compare to neighbouring suburbs?

Bella Vista's most-similar nearby market is Oatlands (5.0 km away) with a median house price of $1.83M — about 81% pricier. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.

What's the most popular property type in Bella Vista?

The most-transacted segment in Bella Vista over the 12 months to June 2026 is 3 bed houses with 20 sales. 4 bed houses come second at 20 sales. The buying-versus-renting section above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.

How many properties were sold and leased in Bella Vista last year?

Bella Vista recorded 20 house sales and 20 unit sales over the 12 months to June 2026 — a combined 40 transactions. On the rental side, 19 houses and 19 units were leased. Segments with statistically thin samples are excluded from displayed figures.

About the area

Population, income, who lives here, schools

What postcode is Bella Vista in?

Bella Vista is in postcode 2153, in the The Hills District region of NSW. Addresses there are written as Bella Vista, NSW 2153.

What is the population of Bella Vista?

Bella Vista, NSW 2153 is home to 7,289 residents (ABS Census 2021). The median resident age is 24, and the average household holds 2.1 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.

What is the median household income in Bella Vista?

The median household in Bella Vista earns $2k per week — roughly $110k a year (ABS Census 2021). Median personal income runs $924/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.

What is the unemployment rate in Bella Vista?

The unemployment rate in Bella Vista is 50.0% (ABS Census 2021). That sits right around the median for Australian suburbs. The rate counts people who are working or actively looking for work — not a share of all residents. Workforce participation sits at 50%. The local economy section above covers incomes, employment status and the occupation mix.

Do people own or rent in Bella Vista?

Bella Vista is mostly owner-occupied: about 100% of households are owner-occupiers and 50% rent (ABS Census 2021). Of owners, 50% own outright and 50% are paying off a mortgage.

What schools are near Bella Vista?

Bella Vista has 150 schools within reach, 1 of them inside the suburb itself — including Bella Vista Public School. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).

Is Bella Vista a good place to live?

Bella Vista, NSW 2153 has a population of 7,289, a median age of 24, a median household income around $2k/week, 50% of households renting (ABS Census 2021). There are 150 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.

About this data

Methodology and update cadence

When was this Bella Vista market data last updated?

This Bella Vista market data was last updated July 2026, covering the 12 months to June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.