Bella Vista, The Hills Shire: house prices, rent and what to check before you buy
The median sale price for non-strata dwellings (mostly houses) was $1,950,000 in the Jan–Mar 2026 quarter for postcode 2153 (NSW DCJ Rent and Sales Report), up 5.5% on a year earlier. The median strata (mostly unit/townhouse) sale price was $955,000 in the Jan–Mar 2026 quarter for postcode 2153. The median weekly rent was $850 (DCJ, June quarter 2026). Bella Vista had 8,384 residents at the 2021 Census, and its postcode is 2153.
Page updated · market data to Mar 2026
- Zoning: mostly Low Density Residential (R2), 47% of the land
- School catchments: parts of Bella Vista are in the catchments for Bella Vista PS and Caddies Ck PS (+4 more) (primary); Crestwood HS and Glenwood HS (+3 more) (secondary)
- Getting there: nearest train or Metro station about 1.1 km from the suburb centre
- Non-strata median
- $1,950,000
- Mar qtr 2026 · up 5.5% on Mar qtr 2025
- postcode 2153
- Higher than 64% of 98 Greater Sydney postcodes with a house median · 109 sales in the quarter
- NSW DCJ Rent and Sales Report
- Strata median
- $955,000
- Mar qtr 2026 · down 4.5% on Mar qtr 2025
- postcode 2153
- Higher than 59% of 104 Greater Sydney postcodes with a unit median · 86 sales in the quarter
- NSW DCJ Rent and Sales Report
- Median rent
- $850/wk
- June quarter 2026
- postcode 2153
- Higher than 66% of 256 Greater Sydney postcodes with a rent figure · lease count not published
- NSW DCJ Rent and Sales Report
- Gross yield
- 2.3%
- rent June quarter 2026 / house median Mar qtr 2026
- postcode 2153
- Higher than 41% of 98 Greater Sydney postcodes with a gross yield
- Calculated by Delora from the two figures above
- Planning risk
- Flood Not mappedBushfire No dataHeritage 7% Low
- share of suburb land area
- 1 suburb-specific overlay to check
- NSW Planning Portal · NSW Rural Fire Service Bush Fire Prone Land
- Getting around
- 1.1 km to nearest station
- 13 min to Norwest by public transport (modelled)
- 11 government school catchments cover part of the suburb
- Transport for NSW GTFS data · NSW Department of Education catchments
Check an address in Bella VistaCompare with another suburb
Greater Sydney profile: sale prices and rents are published by postcode.
Bella Vista is an established suburb with an older, more settled population — median age 40, among the most socio-economically advantaged areas in the state on the ABS's SEIFA index. Housing here is overwhelmingly standalone houses. The area is home to some cafés and shops, not a dense strip. It's train-connected.
Ready to look at a specific property here? See the due diligence hub for what to verify before you sign.
Scope: New South Wales, Australia. Suburb data here comes from NSW government sources (DCJ rents and sales, Rural Fire Service, planning and school records); Greater Sydney comparison group.
In this profile
- Planning and riskZones, overlays, flood and bushfire, and what is planned nearby, with an address check.
- Prices and rentsMedian prices and rents, how they have moved, and sales volume.
- SchoolsThe government school zones that cover the suburb.
- Living hereTransport, commute times, who lives here and the suburbs nearby.
- Before you buyThe checks every purchase needs, common questions and guides.
Risk and planning in Bella Vista
Bella Vista has light heritage coverage on the council's LEP heritage map (about 7%), though a listing can still apply to individual parcels.
Suburb-wide shares of the land, not a check of any one address.
Not covered by this dataset (most Sydney councils map flood risk separately). Not the same as no flood risk; check with council.
The share of the suburb on the council's Local Environmental Plan heritage map: 1 heritage conservation area (Bella Vista Homestead Complex) and 2 listed heritage items. There, demolishing, moving or altering the outside of a heritage item, or of a building, work or tree in a conservation area, structural changes inside a listed building, building on that land or subdividing it generally need development consent, and similar rules cover Aboriginal places and objects. (NSW Parliamentary Counsel's Office, verified 26 Oct 2026) Minor work or maintenance can go ahead without it if the council agrees in writing first. (NSW Parliamentary Counsel's Office, verified 26 Oct 2026)
Share of the suburb. Source: NSW Planning Portal LEP heritage map · Verify this address
Over summer 2015–16 the ground surface across Bella Vista averaged 7.4 °C above a non-urban vegetated reference, hotter than 72% of the Greater Sydney suburbs mapped. (NSW Office of Environment and Heritage, verified 26 Oct 2026) Tree canopy was 11%, less tree cover than 83% of these suburbs. (NSW Office of Environment and Heritage, verified 26 Oct 2026)
It measures the surface, not the air temperature, and is a guide to exposure, not a forecast. Streets within a suburb vary.
Averaged over the suburb’s mesh blocks. Source: NSW Urban Heat Island and Urban Vegetation Cover 2016 (Data.NSW)
Worth checking in Bella Vista
Possible heritage listing
Around 7% of Bella Vista is on the council's LEP heritage map. Verify whether this parcel is a heritage item or in a conservation area: if it is, demolishing, moving or altering the outside of a heritage item, or of a building, work or tree in a conservation area, structural changes inside a listed building, building on that land or subdividing it generally need development consent. (NSW Parliamentary Counsel's Office, verified 26 Oct 2026)
Zoning mix and building controls
Land use across the suburb (planning zones)
- Zoning
- Residential
- mostly Low Density Residential (R2) · 47% of the suburb
- Suburb
Layers on this map, as a table
| Layer | Share of suburb | Source |
|---|---|---|
| Suburb boundary | The whole suburb | ABS SAL 2021 |
Overlay colours reflect how much of the suburb an overlay covers — green under ~8%, amber ~8–20%, red above 20%. Source: NSW Planning Portal & NSW Rural Fire Service. How to verify planning controls for an address
Cost and market in Bella Vista
How Bella Vista compares
Where Bella Vista ranks against other Greater Sydney suburbs Delora covers, on the measures buyers ask about — a higher bar isn’t always “better”, it’s just where this suburb sits.
Show recorded crime and amenity-density comparisons
Schools
Parts of Bella Vista fall within 6 primary and 5 secondary government school catchments. No government schools sit within the suburb boundary itself, though the catchments above extend into it from neighbouring areas.
Government schools have address-based catchment zones; Catholic and independent schools set their own enrolment processes.
Getting around from Bella Vista
0 train, 2 Metro, 0 light rail and 46 bus stop points sit inside the suburb (Transport for NSW GTFS data). A station counts once per platform, so these are stop points, not stations.
- Distance to the CBD
- ~28 km
- from the suburb centre
- Getting around
- 0 train · 2 Metro · 0 light rail · 46 bus
- stop points in the suburb, not stations (a station is often several) · nearest train or Metro station ~1.1 km
- Nearest Centrelink
- ~5.1 km
- outside the suburb
| Job hub | Minutes |
|---|---|
| Norwest | 13 min |
| Westmead | 32 min |
| Blacktown | 35 min |
| Macquarie Park | 36 min |
| Chatswood | 38 min |
| Parramatta | 38 min |
Show all 18 job hubs
| Job hub | Minutes |
|---|---|
| North Sydney | 48 min |
| St Leonards | 48 min |
| Sydney CBD | 48 min |
| Redfern | 58 min |
| Penrith | 60 min |
| Surry Hills | 62 min |
| Pyrmont | 62 min |
| Alexandria | 63 min |
| Eastern Creek and Huntingwood | 65 min |
| Mascot | 68 min |
| Campbelltown | 94 min |
| Gosford | 102 min |
Everyday amenity (OpenStreetMap)
- Cafés & amenity density
- 5 cafés
- Some cafés and shops nearby
- Restaurants
- 14
- places to eat nearby
- Supermarkets
- 1
- grocery stores nearby
- Pharmacies
- 2
- chemists nearby
- Hospitals
- 1
- in the suburb
- Parks
- 8
- green space nearby
- Childcare
- 0
- centres nearby
- GP & medical centres
- 0
- nearby
Who lives in Bella Vista
— 8,384 residents · median age 40 · 85% own their home · SEIFA 10/10
- Population
- 8,384
- usual residents (Census 2021)
- Owner-occupied
- 85%
- 85% own, 11% private rent, 0% social, 4% other or not stated
- Median age
- 40 yrs
- of residents
- Personal income
- $1,081/wk
- median, per week
- Household income
- $3,518/wk
- median, per week
- Avg household size
- 3.4 people
- people per home
- Monthly mortgage
- $3,400/mo
- median repayment
- Taxpayer income
- no data
- median taxable income, per year (ATO)
- Population growth
- no data
- Recorded crime
- 35 per 1,000 residents
- a year, for Bella Vista itself · around the Greater Sydney average
Offence category mix (Bella Vista's own mix, last 12 months):
- Theft35%
- Assault11%
- Liquor Offences11%
- Malicious Damage To Property11%
- Intimidation Stalking And Harassment9%
- Drug Offences7%
- Against Justice Procedures5%
- Disorderly Conduct3%
- Sexual Offences3%
- Other Offences2%
- Blackmail And Extortion1%
- Arson0%
- Other Against The Person0%
- Prohibited And Regulated Weapons Offences0%
- Robbery0%
- Median household incomeup 20%
- Median personal incomeup 28%
- Median weekly rentup 4%
- Median ageolder by 2 years
How advantaged the area is
Deciles 1–10 vs all Sydney areas — 10 = most advantaged — from the ABS SEIFA index. A demographic measure, not a house-price one. These three don’t always move together — a suburb with lots of renters or students, for example, can score high on education but lower on income and housing costs.
- Overall advantage
- 10/10
- Among Greater Sydney's most advantaged areas
- Economic resources
- 10/10
- income, housing costs & wealth
- Education & occupation
- 10/10
- qualifications & skilled jobs
The homes here
Mix of dwelling types across the suburb (Census 2021)
Who owns and rents here (Census 2021)
Not sure whether a house, townhouse or apartment suits you? Decide what to buy →
Recorded crime is a suburb-wide rate — every offence NSW Police logged over the latest year (theft, property damage, drug and traffic offences and the like, not only violent crime) divided by the suburb’s residents. A broad area signal, not a figure for this exact street.
All figures are suburb-level indicators, not property-specific — always confirm the exact address on the contract for sale. Sources: ABS Census 2021, NSW DCJ Rent and Sales Report, NSW Bureau of Crime Statistics and Research, NSW Rural Fire Service (Bush Fire Prone Land), NSW Planning Portal.
Suburbs near Bella Vista
The 6 closest suburbs with a Delora page, by distance between suburb centres.
Compare with nearby suburbs
Before you buy in Bella Vista
Overlay and pipeline checks specific to Bella Vista are in the Planning and risk tab. Two checks apply to every purchase.
Easements & restrictions
Check the contract for sale and title search for easements (e.g. drainage/sewer along a boundary — you usually can’t build over them) and restrictive covenants (single-dwelling, materials, height) that limit your plans.
Owners corporation (if applicable)
Apartments and many townhouses in Bella Vista are in an owners corporation. If so, the statement must include its certificate — review annual fees, any special levies, the maintenance fund and insurance.
Questions about Bella Vista
What is the median price in Bella Vista?
The median sale price for non-strata dwellings (mostly houses) was $1,950,000 in the Jan–Mar 2026 quarter for postcode 2153 (NSW DCJ Rent and Sales Report), up 5.5% on a year earlier. The median strata (mostly unit/townhouse) sale price was $955,000 in the Jan–Mar 2026 quarter for postcode 2153.
What postcode is Bella Vista?
Bella Vista is in postcode 2153, in the The Hills Shire council area, New South Wales.
What is the population of Bella Vista?
Bella Vista had 8,384 usual residents at the 2021 Census (ABS), with a median age of 40.
Is Bella Vista affected by flood or bushfire overlays?
Bella Vista's council doesn't map flood risk through the EPI Flood Planning overlay (most Sydney councils use a DCP or separate flood study instead, which Delora doesn't yet carry) — this is not the same as no flood risk. Bush Fire Prone Land is not mapped for Bella Vista in this dataset (NSW Rural Fire Service). These are suburb-wide shares: whether one applies to a particular property depends on the address, so check it on the NSW Planning Portal's spatial viewer and in the contract for sale.
What should I check before buying in Bella Vista?
For Bella Vista, pay particular attention to any flood or bushfire risk (bush fire prone land not mapped for this suburb, flood risk not mapped by this dataset), the zoning of the block and neighbouring blocks, and — for strata properties — the strata report, by-laws and any special levies. Always have a licensed conveyancer or solicitor review the contract for sale before you sign.
Show all 3 more questions
How is Bella Vista zoned?
Most of Bella Vista (47% of the land) is zoned R2 Low Density Residential, then SP4 Enterprise (24%) and RE1 Public Recreation (12%) under the council's Local Environmental Plan (NSW Planning Portal). The zone sets what can be built; check the zone for an exact address on the Planning Portal's spatial viewer or a section 10.7 planning certificate.
Which school catchments cover Bella Vista?
Parts of Bella Vista are in the government school catchments for primary: Bella Vista PS, Caddies Ck PS, Crestwood PS, Matthew Pearce PS and 2 more; secondary: Crestwood HS, Glenwood HS, Model Farms HS, Seven Hls HS and 1 more (NSW Department of Education). A suburb can span several catchments: the exact address decides which applies, so confirm it on NSW School Finder.
Is Bella Vista heritage listed?
About 7% of Bella Vista is on the council's Local Environmental Plan heritage map, including 1 heritage conservation area (Bella Vista Homestead Complex) and 2 listed heritage items. For a heritage item or land in a heritage conservation area, demolition, exterior and structural interior changes, new buildings and subdivision generally need development consent, unless the council agrees in writing that minor work or maintenance doesn't (Standard Instrument LEP clause 5.10). Check an exact address on its section 10.7 planning certificate.
Guides for buying in Bella Vista
The flood and bushfire figures in Planning and risk are suburb-wide — they tell you how common an overlay is here, not whether it applies to one specific address. Confirm via the NSW Planning Portal and an in-person inspection before you rely on them.
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