Bella Vista
Household income in the 99th percentile nationally ($3,518 per week) and a $1,935,000 median house price make Bella Vista one of Sydney's most affluent family suburbs. Yet the financial structure looks less dominant when examined closely: 50.0% carry mortgages and mortgage-to-income sits at just 22.3%, meaning these high earners manage debt comfortably. Chinese (1,682) and Indian (1,252) ancestry together outnumber English (1,192), reflecting a suburb where post-2000 skilled migration reshaped the demographic profile. University attainment at 63.5% is 33.4 percentage points above national, and 85.7% of homes have 4+ bedrooms, the most extreme large-home concentration in this analysis.
Population
8,384
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$3,518/wk
DAs (12 months)iDevelopment Applications lodged in the past year
86
Median House
$1.9M
2024-2025 (PSI derived)
At $1,935,000 median, Bella Vista commands a premium, though the 27.5% price surge from $1,820,000 to $2,320,000 within a year suggests significant recent momentum. The 85.7% share of 4+ bedroom homes is unmatched in this cohort, reflecting the Hills District's large-lot family housing stock. Detached houses at 82.5% dominate. Monthly mortgage of $3,400 against $3,518 weekly household income produces a surprisingly manageable 22.3% mortgage-to-income ratio, possible only because incomes are exceptionally high. Only 12.9% rent, and 37.1% own outright. Semi-detached at 16.1% and apartments at 1.4% offer limited alternatives. Families with children (3,398) dominate.
For Buyers
At $1,935,000 median, Bella Vista commands a premium, though the 27.5% price surge from $1,820,000 to $2,320,000 within a year suggests significant recent momentum. The 85.7% share of 4+ bedroom homes is unmatched in this cohort, reflecting the Hills District's large-lot family housing stock. Detached houses at 82.5% dominate. Monthly mortgage of $3,400 against $3,518 weekly household income produces a surprisingly manageable 22.3% mortgage-to-income ratio, possible only because incomes are exceptionally high. Only 12.9% rent, and 37.1% own outright. Semi-detached at 16.1% and apartments at 1.4% offer limited alternatives. Families with children (3,398) dominate.
For Investors
The 12.9% renter share is the second-lowest in this cohort, creating a very small tenant pool. Weekly rent of $740 against the median price produces a gross yield around 2.0%. The 7.1% vacancy rate, while only slightly elevated, represents available rental stock in a shallow market. Population grows at 1.17% per year (272 people), driven by overseas migration (391 net/year) exceeding internal outflow (82/year). The 84 development applications in 12 months, including demolition-rebuilds and new dwellings, indicate active renewal of the housing stock. This is strictly a capital-growth play, as yields cannot justify the price for income-focused investors.
Development Activity
Total DAs
472
Last 12 Months
86
YoY ChangeiYear-over-year change in DA lodgements
+4.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bella Vista iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bella Vista Public School
K-6 · 1104 students
Demographics
The overseas-born share of 50.6% sits 29.0 percentage points above the national average, making Bella Vista a majority-migrant suburb. Chinese ancestry leads at 1,682, followed by Indian (1,252), with English (1,192) in third. Mandarin (484), Hindi (207), Cantonese (181), and Punjabi (178) are the top non-English languages. University attainment of 63.5% is 33.4 points above national, one of the highest rates anywhere in Australia. Household size of 3.4 is 0.9 above the national average, reflecting multigenerational South and East Asian family structures. The 3.3% needing assistance is well below the national average, consistent with a younger, healthier population.
Age Distribution
Bedrooms
Dwelling Structure
82.5%
Houses
16.1%
Townhouse
1.4%
Apartment
Tenure
Detached houses make up 82.5% of stock, with 85.7% having 4+ bedrooms, creating an almost uniform large-home landscape. Semi-detached at 16.1% and apartments at 1.4% offer minimal diversity. Prices surged from $1,820,000 in 2024 to $2,320,000 in 2025 (27.5% growth). Ownership is strong: 37.1% outright and 50.0% mortgaged, with only 12.9% renting. Despite the high prices, mortgage stress sits at just 22.3% because household incomes are in the 99th percentile. Rent stress at 21.0% is similarly comfortable. Affordability improved over the decade (71.1% to 60.2% price-to-income), reflecting strong income growth. The 80.7% residential stability rate confirms families stay long-term.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,400
Rent / wk
$740
HH Size
3.4
Personal Income / wk
$1,081
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.1%
Unoccupied
185
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.9%
Couples, no children
7,811
Total families
Economy & Employment
Healthcare leads at 20.8% (713 workers), followed by professional/tech at 12.8% (440) and finance at 10.7% (367). The 10.7% finance-sector share is the highest in this cohort, reflecting the Hills District's concentration of white-collar professionals. Professionals dominate occupations (1,661), followed by managers (892) and clerical workers (722). Unemployment at 4.7% matches the national average. SEIFA data is not available for specific deciles, but the 99th-percentile household income and 63.5% university rate strongly indicate top-decile positioning. The 13.3% volunteering rate is moderate given the affluence level.
Unemployment
2.7%
Labour Force
13,307
Unemployed
359
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.0%
Part-time
27.3%
Participation
61.4%
Employed
3,998
Occupations
Top Industries
University
63.5%
Postgraduate
22.4%
Born Overseas
50.6%
Dwellings
2,421
Transport to Work
Bella Vista Public School (government primary, ICSEA 1147, 1,104 students) is the sole school in the suburb but achieves an ICSEA score 147 points above the national median, placing it among the top-performing government primary schools in NSW. Public transport at 5.7% benefits from the Bella Vista Metro station on the Sydney Metro Northwest line. With 86.4% driving, the suburb remains car-oriented despite the metro. The 3.3% needing assistance is well below the national average. The 84 development applications suggest active housing renewal, maintaining the suburb's premium character.
Drive
86.4%
Public Transport
5.7%
Walk / Cycle
2.2%
Work from Home
N/A
Population Forecast
+1.17%/yr
(+272 people/yr)
EstablishedPopulation grows at 1.17% per year, adding 272 people annually. Overseas migration at 391 net per year is the primary driver, while 82 people per year leave internally. Medium projections show 24,862 by 2031, up from 23,336 in 2025. The aging trajectory is notable: the senior share grew 6.9 percentage points (the largest in this cohort), while young families declined 1.4 points and working-age share fell 2.1 points. This suggests the original Anglo-Australian families are aging in place while new migrant families replace departing younger residents. Real income grew 14.9% over the decade, above the national average, sustaining the suburb's premium positioning.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+391
Net Internal / yr
-82
Gentrification Signal
Not gentrifying
Population +20% since 2011, Strong overseas inflow +391/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bella Vista compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bella Vista a good suburb to live in?
Bella Vista ranks among Sydney's top family suburbs: household income in the 99th percentile, 63.5% university educated, Bella Vista Public School with an ICSEA of 1147, and Sydney Metro Northwest access. The $1,935,000 median is high but mortgage stress at 22.3% is manageable for the target demographic. The 50.6% overseas-born rate creates a culturally diverse community.
What is the median house price in Bella Vista?
The median house price is $1,935,000 (PSI derived, 2024-2025). Recent data shows prices ranging from $1,820,000 in 2024 to $2,320,000 in 2025, a 27.5% increase. Detached houses make up 82.5% of stock, with 85.7% having 4+ bedrooms. Monthly mortgage repayments average $3,400, but the 99th-percentile incomes keep mortgage-to-income at 22.3%.
What schools are in Bella Vista?
Bella Vista Public School (government primary, ICSEA 1147, 1,104 students) is the sole school in the suburb. Its ICSEA of 1147 places it 147 points above the national median of 1000, among the top-performing government primary schools in NSW. Secondary students typically attend schools in nearby Castle Hill and Kellyville.
Is Bella Vista safe?
Specific crime statistics are not available for Bella Vista. The 99th-percentile household income, 63.5% university education, 87.1% home ownership rate (outright plus mortgage), and 80.7% residential stability are among the strongest protective factors in this entire analysis. These indicators typically correlate with very low crime rates in comparable suburbs.
Is Bella Vista good for property investment?
With only 12.9% renting and gross yield around 2.0% ($740 weekly on $1,935,000), this is not an income investment. Capital growth of 27.5% in one year is exceptional but may not be sustainable. The 7.1% vacancy rate reflects a shallow rental market. Population growth of 1.17% per year and 391 net overseas arrivals sustain demand. Only suited to investors focused purely on long-term capital appreciation.
How is Bella Vista's population changing?
Population grows at 1.17% per year (272 people annually), driven by 391 net overseas arrivals. The senior share grew 6.9 percentage points over the decade, the largest aging shift in this cohort, as original residents age in place. New migrant families arrive while 82 residents per year leave internally. Projections show 24,862 by 2031, up from 23,336 in 2025.
What languages are spoken in Bella Vista?
With 50.6% born overseas, Bella Vista is a majority-migrant suburb. Mandarin leads with 484 speakers, followed by Hindi (207), Cantonese (181), Punjabi (178), and Arabic (74). Chinese and Indian ancestry combined (2,934) outnumber English ancestry (1,192) by more than 2:1, reflecting the Hills District's transformation through skilled migration over the past 2 decades.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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