Area profile · Greater Sydney
Baulkham Hills (West) - Bella Vista has an estimated 24,207 residents, up 11.6% since the 2021 Census, with 26 projects tracked in Baulkham Hills (West) - Bella Vista.
Updated 14 Oct 2026.
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Located 26 kilometres west-northwest from Sydney CBD, the Baulkham Hills (West) - Bella Vista Statistical Area (Lv2) represents an affluent, highly educated, and culturally diverse suburban community. As of Aug 2026, AreaSearch estimates the area's population at approximately 24,207 residents, reflecting an expansion of 2,524 people (11.6%) since the 2021 Census figure of 21,683. This population growth trajectory is inferred from an ABS Estimated Resident Population (ERP) of 23,343 recorded as of June 2025, combined with an additional 1,109 Validated New Addresses logged post-Census. Characterised by a standard demographic profile with a median age 40, the locality consists predominantly of family households and married couples with children, supported by high workforce participation, a notable Finance and Insurance employment base, and an unemployment rate tracking below the broader average.
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01Profile
The analysis, national rankings and who lives there.
Located 26 kilometres west-northwest from Sydney CBD, the Baulkham Hills (West) - Bella Vista Statistical Area (Lv2) represents an affluent, highly educated, and culturally diverse suburban community. As of Aug 2026, AreaSearch estimates the area's population at approximately 24,207 residents, reflecting an expansion of 2,524 people (11.6%) since the 2021 Census figure of 21,683. This population growth trajectory is inferred from an ABS Estimated Resident Population (ERP) of 23,343 recorded as of June 2025, combined with an additional 1,109 Validated New Addresses logged post-Census. Characterised by a standard demographic profile with a median age 40, the locality consists predominantly of family households and married couples with children, supported by high workforce participation, a notable Finance and Insurance employment base, and an unemployment rate tracking below the broader average.
Estimated resident population by year (ABS, not Census counts): 16,826 in 2001 and 23,336 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 24,207 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 15 to 24, 14.4%.
Share of households in each weekly household income band (2021 Census). Largest: $4000+, 32.8%.
Baulkham Hills (West) - Bella Vista ranks in the 96th percentile nationally for health and the 94th for education.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Baulkham Hills (West) - Bella Vista is $915 a week, up 8.0% over 12 months to Jun 2026 and 16% above Greater Sydney. The gross rental yield across all dwellings is 2.7%.
16% above Greater Sydney on median weekly rent
Median weekly rent by year, lodged bonds. Houses (solid line): $694 in 2017, $988 in 2026; Units (dashed orange line): $588 in 2017, $791 in 2026. The latest is to Jun 2026.
Some rents are estimated from nearby areas.
Yield is indicative: rents and sales come from different property pools.
| Address | Sale price | Settled | Address type |
|---|---|---|---|
| 69/40 Barina Downs Road, Norwest NSW 2153 | $810,000 | 28 Oct 2026 | Unit |
| 77 Crestwood Drive, Baulkham Hills NSW 2153 | $1,850,000 | 23 Oct 2026 | Street address |
| 38 Mackillop Drive, Baulkham Hills NSW 2153 | $1,820,000 | 19 Oct 2026 | Street address |
| 322/9 Spurway Drive, Norwest NSW 2153 | $1,300,000 | 16 Oct 2026 | Unit |
| 38 Linden Way, Bella Vista NSW 2153 | $1,670,000 | 15 Oct 2026 | Street address |
| 21 Karis Way, Norwest NSW 2153 | $2,411,000 | 14 Oct 2026 | Street address |
| 61 Mackillop Drive, Baulkham Hills NSW 2153 | $1,835,000 | 14 Oct 2026 | Street address |
| 35 Crestwood Drive, Baulkham Hills NSW 2153 | $1,950,000 | 12 Oct 2026 | Street address |
| 56 Burrandong Crescent, Baulkham Hills NSW 2153 | $1,692,000 | 12 Oct 2026 | Street address |
| 15/45 Stone Mason Drive, Norwest NSW 2153 | $1,550,000 | 9 Oct 2026 | Unit |
The 10 most recent of the 41 residential sales recorded since 1 Sep 2026 (the latest settled 28 Oct 2026), newest first. The median of these 41, houses and units together, was $1,670,000 (a different set from the medians above). Source: NSW Valuer General / AreaSearch, to October 2026. Commercial, vacant land and nominal sales are left out. Unit means the address has a unit number; a street address has none.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $915 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +8.0% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 2.7% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $2.07m | Contract-date median, 2026 to date | |
| Median unit price | $950k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $1,670,000 | Median of the 41 most recent residential sales, settled 1 Sep 2026 to 28 Oct 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $988 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +8.0% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, units | $791 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for units over 12 months | +6.1% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, houses | 2.3% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Gross rental yield, units | 4.2% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median rent, Baulkham Hills | $878 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Baulkham Hills, over 12 months | +5.8% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Greater Sydney | $789 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Greater Sydney, over 12 months | +5.3% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, NSW | $715 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, NSW, over 12 months | +5.6% | Rental bond lodgements, median for the 12 months to Jun 2026 |
See the development applications we track, then draw your own catchment and map retailers, health, schools and more.
Status of the 655 tracked applications: 544 approved, 55 under assessment, 56 other (refused, withdrawn or no status).
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AreaSearch tracks 26 projects in Baulkham Hills (West) - Bella Vista (9 under construction) and 71 more in the surrounding area.
A transformative transit-oriented development by Landcom and Sydney Metro, delivered in partnership with Deicorp. The precinct features three main stages: the Hills Showground Village (Doran Drive Precinct), which reached completion and resident move-in by August 2025 with 430 apartments and 14,000sqm of retail; the Showground Pavilions (Precinct East)…
Norwest Private Hospital is undertaking a focused surgical facilities upgrade, adding one new operating theatre opening in April 2026, planning a second theatre for 2027, and refurbishing existing endoscopy suites.
Norwest Quarter is a $1 billion zero-carbon sustainable mixed-use precinct by Mulpha. Stage 1, consisting of the Banksia and Lacebark buildings, reached completion in late 2025 and provides 186 net-zero ready apartments.
A luxury residential community by Sekisui House featuring premium SHAWOOD homes designed with Japanese building technology. The project integrates high-end architecture with nature, including the $4.8 million Irongum Terrace Reserve which provides 9,553 sqm of public green space, walking trails, and recreational facilities for the Norwest community.
A 377-hectare master-planned precinct evolving into a smart city in Sydney's Hills District. Stage One of the $1 billion Norwest Quarter (40 Solent Circuit) was completed in late 2025 with retail opening in early 2026, while Stage Two advances alongside approvals for the $3 billion Norwest Marketown redevelopment.
A 3-hectare public parkland delivered under the NSW Government's Parks for People Transport Oriented Development program. Key features include a central community green, amphitheatre, adventure and forest-themed playgrounds, interactive waterplay, walking/cycling trails, and restored Cumberland Plain Woodland biodiversity corridors.
Upscaled mixed-use precinct by Merc Capital granted State Significant Development (SSD) status in May 2025. The revised masterplan features three towers rising up to 40 storeys, incorporating 800 residential apartments, approximately 38,304 square meters of premium commercial office and retail space, a childcare centre, and a 3,880 square meter public…
Transit-oriented mixed-use precinct adjacent to Norwest Metro Station, approved by the Sydney Central Planning Panel in late 2025. Stage 1 comprises an 11-storey commercial tower with eight floors of office space, ground-floor retail, a rooftop bar and outdoor terrace, and a vibrant public plaza on a 9,428 square metre site.
Norwest Marketown is a masterplanned redevelopment of the Marketown shopping centre and the adjoining Carlile Swimming Centre at 4-6 Century Circuit, Norwest, in Sydney's Hills District, next to the Norwest Metro station.
Landen Bella Vista is a premium residential community developed by Landen Property within the Elizabeth Macarthur Creek precinct in Bella Vista. The development delivers boutique multi-dwelling townhomes and apartments integrated with riparian corridors, linear parklands, and pedestrian connections to Bella Vista Metro Station.
Mixed-use development on a 6,621 sqm site comprising two towers (10-storey and 6-storey) connected by a 3-storey glazed atrium with plaza. Includes an 80-bed hotel, commercial office spaces, retail outlets, cafe, gym, function centre, and childcare facilities for 120 children.
GreenSquareDC is constructing a major 96MW hyperscale data centre facility at 3 Brookhollow Avenue in the Norwest Business Park. The state-of-the-art multi-storey data centre is engineered with advanced liquid cooling, high-efficiency power redundancy, and sustainable green building technologies.
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 54 projects in and around the area that are not yet completed and have one: 2025 1, 2026 16, 2027 9, 2028 14, 2029 4, 2030 7, 2031 1, 2032 2. 9 have no completion year.
AreaSearch has tracked 655 substantial development applications lodged in and around Baulkham Hills (West) - Bella Vista over the past 5 years, 231 in the last 12 months; 55 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2021 (part year) 20, 2022 81, 2023 107, 2024 113, 2025 117, 2026 (to Nov) 217.
Key application 26-30 Norbrik Drive, Bella Vista Aged Care | $335m | 437 dwellings | 11 storeys Approved
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 655 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 231 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 9.1 per 1,000 people | ABS building approvals | 83rd percentile nationally |
| Average approvals a year | 200 | ABS building approvals | 91st percentile nationally |
| Applications approved | 544 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 55 | Tracked by AreaSearch, in and around the area, last 5 years |
Key infrastructure and planning changes likely to influence the Baulkham Hills (West) - Bella Vista SA2 include: Hills Showground Station Precinct (Construction); Norwest Quarter (Construction); Norwest Private Hospital Theatre and Endoscopy Upgrade (Construction); Central Plaza (Planning); and Norwest Station Precinct Development (Dev. Approval). These projects represent significant developments that will shape the area's future infrastructure landscape.
Infrastructure development impacting the Baulkham Hills (West) - Bella Vista SA2 spans multiple sectors including Communities, Precincts & Urban Renewal, Precincts & Urban Renewal, and Residential Development, among others.
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On AreaSearch's development drivers ranking, recent residential development output has been above average within Baulkham Hills (West) - Bella Vista when compared nationally.
Dwelling approval activity in the Baulkham Hills (West) - Bella Vista SA2 area has seen 134 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Baulkham Hills (West) - Bella Vista SA2's current population of 24,207 has been supported by 200 approvals on average over recent years.
The Baulkham Hills (West) - Bella Vista SA2 has seen 9.1 approval per 1,000 people in recent years, compared to 6.2 approvals in Greater Sydney. This means that one dwelling has been approved for every 360 people in the Baulkham Hills (West) - Bella Vista SA2, compared to one for every 165 in Greater Sydney.
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Looking at development activity over the past five years, the Baulkham Hills (West) - Bella Vista SA2's approval levels have been significantly below the yearly average of 200, showing a notable downturn in recent development.
Over the past five years, the population in the Baulkham Hills (West) - Bella Vista SA2 has grown by approximately 1,599 people, while 999 residential approvals were recorded. This equates to a ratio of 1.6 people added for each new dwelling approval. This suggests a balanced relationship between population growth and housing supply.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
Population growth drivers in Baulkham Hills (West) - Bella Vista are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 24,207 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +11.6% | AreaSearch estimate, Aug 2026, against the 2021 Census | 74th percentile nationally |
| Population density | 2,227 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 74th percentile nationally |
| Average yearly growth, 2020 to 2025 | +1.4% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +1.3% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 21,683 | 2021 Census | |
| Residents added since the 2021 Census | 2,524 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +1.8% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +1.1% | ABS estimated resident population series to June 2025 | |
| Land area | 10.87 km² | AreaSearch boundary analysis |
Total population for the Baulkham Hills (West) - Bella Vista SA2 was estimated to be approximately 24,207 as at Aug 2026. This is based upon an estimated resident population of 23,343 from the ABS up to June 2025.
The baulkham hills (west) - bella vista sa2 has added approximately 2,524 people and shown a 11.64% increase from the 21,683 people recorded at the 2021 Census period.
The population density in the Baulkham Hills (West) - Bella Vista SA2 is estimated at 2,227 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the Baulkham Hills (West) - Bella Vista SA2 has shown a compound annual growth rate of 1.3% per annum.
Population growth in the Baulkham Hills (West) - Bella Vista SA2 is driven by: Overseas migration (87.7%), Natural increase (12.3%), Interstate migration (0.0%). The primary driver is Overseas migration, contributing 87.7% of overall population gains.
Baulkham Hills (West) - Bella Vista's population is slightly older than the national pattern.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 40 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 53rd percentile nationally |
| Aged 65 and over | 19.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 16.4% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 24.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 50.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 40 years | 2021 Census | |
| Aged 0 to 4 | 3.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 12.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 14.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 10.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 14.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 13.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 12.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 10.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 6.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 2.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the Baulkham Hills (West) - Bella Vista SA2 at 40 years as at August 2026. That is in line with the 2021 Census figure of 40 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 40 years as at August 2026, Baulkham Hills (West) - Bella Vista is 3 years older than the Greater Sydney 2021 Census average (37 years) and 2 years older than the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the Baulkham Hills (West) - Bella Vista SA2 compared to the Greater Sydney region is the 65 - 74 group, making up 10.6% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Baulkham Hills (West) - Bella Vista SA2 compared to the Greater Sydney region is the 25 - 34 group, making up 10.0% of the population.
Yes, certain age groups in the Baulkham Hills (West) - Bella Vista SA2 show significant variance compared to Greater Sydney. The most under-represented age group is 25-34 year-olds (10.0% vs 16.2%).
AreaSearch estimates children aged 0-14 years at 16.4% of the population in the Baulkham Hills (West) - Bella Vista SA2 as at August 2026.
AreaSearch estimates people aged 65 and over at 19.1% of the population in the Baulkham Hills (West) - Bella Vista SA2 as at August 2026.
The economic profile demonstrates exceptional strength, placing the area among the top 8% nationally based on comprehensive AreaSearch income analysis.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $69,461 a year | ATO FY-24, annual | 82nd percentile nationally |
| Average taxable income | $89,427 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $2,847 | 2021 Census, weekly | 95th percentile nationally |
| Census personal income / week | $1,013 | 2021 Census, weekly | 79th percentile nationally |
| High-income households | 47.6% | 2021 Census | |
| Census family income / week | $2,989 | 2021 Census, weekly | |
| Low-income households | 12.1% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Baulkham Hills (West) - Bella Vista SA2 is approximately $73,893. The official ATO data from FY-24 recorded a median of $69,461.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Baulkham Hills (West) - Bella Vista SA2 is approximately $95,132. The official ATO data from FY-24 recorded an average of $89,427.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Baulkham Hills (West) - Bella Vista SA2 is approximately $73,893 compared to $67,214 in Greater Sydney. The official ATO data from FY-24 shows $69,461 and $63,183 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Baulkham Hills (West) - Bella Vista SA2 is approximately $95,132 compared to $92,214 in Greater Sydney. The official ATO data from FY-24 shows $89,427 and $86,684 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the Baulkham Hills (West) - Bella Vista SA2's households (~32.8% / 2,250 households) is the $4000+ cohort.
The largest weekly household income cohort in the Baulkham Hills (West) - Bella Vista SA2 is the $4000+ group, representing about 32.8% of households. In comparison, Greater Sydney's largest household income cohort is the $1,500 - 2,999 group, representing 30.9% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the Baulkham Hills (West) - Bella Vista SA2 is $2,847/wk.
According to the 2021 Census, the median family income in the Baulkham Hills (West) - Bella Vista SA2 is $2,989/wk.
The 2021 Census shows that the median personal income in the Baulkham Hills (West) - Bella Vista SA2 is $1,013/wk.
AreaSearch's latest postcode level ATO data for FY-24 reveals that income in the Baulkham Hills (West) - Bella Vista SA2 is extremely high nationally, with the median assessed at $69,461 while the average income stands at $89,427. This contrasts to Greater Sydney's figures of a median income of $63,183 and an average income of $86,684. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $73,893 (median) and $95,132 (average) as of June 2026.
The estimated disposable income in the Baulkham Hills (West) - Bella Vista SA2 is $10,553 per year according to AreaSearch analysis.
The baulkham hills (west) - bella vista sa2's disposable income is $10,553 compared to $7,412 for Greater Sydney, based on AreaSearch analysis.
AreaSearch analysis reveals Baulkham Hills (West) - Bella Vista significantly outperforming the majority of regions assessed nationwide.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 2.2% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 68.2% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 12,946 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 32,587 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 13,240 | ABS and DEWR labour data, compiled by AreaSearch |
As of June 2026, the Baulkham Hills (West) - Bella Vista SA2 has approximately 12,946 employed residents with an unemployment rate of 2.2%. This very low unemployment rate indicates a tight labour market with strong demand for workers. The area ranks in the top 25% nationally for employment performance, indicating a robust job market.
As of June 2026, the unemployment rate in the Baulkham Hills (West) - Bella Vista SA2 stands at 2.2%, which is 1.9 percentage points below Greater Sydney's rate of 4.2%. This lower unemployment rate suggests stronger local employment conditions. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the Baulkham Hills (West) - Bella Vista SA2 is dominated by several key sectors. The largest employers are health care & social assistance (16.1% of employment), professional & technical (11.8%), and education & training (9.3%). Other significant employers include retail trade and finance & insurance.
Over the past year to June 2026, the Baulkham Hills (West) - Bella Vista SA2 has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has fallen. By comparison, Greater Sydney saw employment increased and its unemployment rate dropped.
The workforce participation rate in the Baulkham Hills (West) - Bella Vista SA2 is 68.2%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate trailing the Greater Sydney average of 68.9%, showing similar workforce dynamics to Greater Sydney.
The baulkham hills (west) - bella vista sa2 shows notable specialisation in health care & social assistance, which employs 16.1% of the local workforce compared to 14.1% across Greater Sydney. This moderate specialisation indicates some local strength in the sector.
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The baulkham hills (west) - bella vista sa2's employment market shows strong performance nationally, ranking in the top 25% of areas assessed by AreaSearch. This indicates robust employment conditions and economic vitality compared to other regions. Recent job advertisement trends show the broader employment region saw a 3.8% decline, ranking 32nd out of 37 regions nationally.
Educational achievement in Baulkham Hills (West) - Bella Vista places it within the top 6% nationally, reflecting strong academic performance and high qualification levels across the community.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 28.5% | 2021 Census | 83rd percentile nationally |
| Postgraduate qualifications | 14.7% | 2021 Census | 88th percentile nationally |
| University qualifications | 45.9% | 2021 Census | |
| Vocational qualifications | 14.1% | 2021 Census | 18th percentile nationally |
| Graduate diploma or certificate | 2.7% | 2021 Census | 59th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 11.4% | 2021 Census | 66th percentile nationally |
| No post-school qualification | 28.5% | 2021 Census | |
| Residents attending an educational institution | 31.1% | 2021 Census | |
| Residents attending university or other higher education | 6.4% | 2021 Census | 74th percentile nationally |
| Residents attending primary school | 10.5% | 2021 Census | 56th percentile nationally |
| Residents attending secondary school | 8.5% | 2021 Census | 62nd percentile nationally |
45.9% of people aged 15 and over in the Baulkham Hills (West) - Bella Vista SA2 have university qualifications, compared to 38.0% in Greater Sydney.
28.5% of people aged 15 and over in the Baulkham Hills (West) - Bella Vista SA2 have no formal qualifications, compared to 34.2% in Greater Sydney.
The baulkham hills (west) - bella vista sa2 ranks in the 94th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the Baulkham Hills (West) - Bella Vista SA2 are: Bachelor Degree (28.5%), Postgraduate (14.7%), Certificate (14.1%).
31.1% of the population in the Baulkham Hills (West) - Bella Vista SA2 is currently engaged in formal education, including 10.5% in primary school, 8.5% in secondary school, 6.4% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Baulkham Hills (West) - Bella Vista SA2 is 1131, indicating above-average socio-educational advantage compared to the national average of 1000.
There are 4 schools within the Baulkham Hills (West) - Bella Vista SA2, with a combined enrollment of approximately 3,679 students.
The baulkham hills (west) - bella vista sa2 includes 3 primary schools, 1 secondary school.
Baulkham Hills (West) - Bella Vista features high concentrations of couples with children and family households but relatively few lone person households, with a larger average household size than Greater Sydney.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 3.1 people | 2021 Census | 92nd percentile nationally |
| Lone-person households | 11.6% | 2021 Census | 5th percentile nationally |
| Couples with children | 52.0% | 2021 Census | 96th percentile nationally |
| Couples without children | 26.1% | 2021 Census | 43rd percentile nationally |
| One-parent families | 8.1% | 2021 Census | 20th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 1.6% | 2021 Census | 13th percentile nationally |
| Households at the 2021 Census | 6,859 | 2021 Census | |
| Estimated households | 7,657 | AreaSearch estimate, Aug 2026 | |
| Family households | 86.8% | 2021 Census | 95th percentile nationally |
| Average children per family | 1.6 per family | 2021 Census | 39th percentile nationally |
As of the 2021 Census, the Baulkham Hills (West) - Bella Vista SA2 had 6,859 households. Based on population growth patterns, this has grown by approximately 11.6% to an estimated 7,657 households today.
The average household size in the Baulkham Hills (West) - Bella Vista SA2 is 3.1 people. This compares to 2.7 in Greater Sydney and reflects the area's household composition mix.
Family households dominate at 86.8% of all households. Non-family households consist of lone person households (11.6%), group households (1.6%), and other household types (0.0%).
Of the 5,954 family households, couples with children account for 52.0% of all households, couples without children at home 26.1%, and single parent families 8.1%. This mix shapes local demand for schools, family services, and housing types.
Compared to Greater Sydney, the Baulkham Hills (West) - Bella Vista SA2 shows distinct household patterns. Family households are notably over-represented at 86.8% (versus 72.6% in Greater Sydney). Conversely, lone person households are under-represented at 11.6% compared to 23.2% in Greater Sydney. This family-oriented profile influences local demand for family homes, schools, and children's services.
Families in the Baulkham Hills (West) - Bella Vista SA2 have an average of 1.6 children, slightly above the Greater Sydney average of 1.5. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 62.5% of the adult population are currently married, while 27.6% have never married. This compares to 48.3% married and 36.4% never married across Greater Sydney.
Single-person households represent 11.6% of all households in the Baulkham Hills (West) - Bella Vista SA2, notably lower than the average for Greater Sydney of 23.2%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 1.6% of households, below the Greater Sydney average of 4.2%. This lower rate suggests less student or young professional shared accommodation.
Baulkham Hills (West) - Bella Vista is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 44.4% | 2021 Census | 85th percentile nationally |
| Speak another language at home | 45.0% | 2021 Census | 85th percentile nationally |
| English only at home | 55.0% | 2021 Census | 14th percentile nationally |
| Australian citizens | 85.1% | 2021 Census | 42nd percentile nationally |
| Born in Australia | 55.6% | 2021 Census | 14th percentile nationally |
| Aboriginal and Torres Strait Islander residents | 0.4% | 2021 Census | 14th percentile nationally |
Baulkham Hills (West) - Bella Vista scores quite highly on cultural diversity, with 44.4% of its population born overseas and 45.0% speaking a language other than English at home.
The main religion in Baulkham Hills (West) - Bella Vista was found to be Christianity, which makes up 50.1% of people in Baulkham Hills (West) - Bella Vista. However, the most apparent overrepresentation was in Hinduism, which comprises 11.6% of the population, substantially higher than the Greater Sydney average of 5.2%.
In terms of ancestry (country of birth of parents), the top three represented groups in Baulkham Hills (West) - Bella Vista are English, comprising 16.2% of the population, Other, comprising 15.7% of the population, and Australian, comprising 15.3% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Indian is notably overrepresented at 9.0% of Baulkham Hills (West) - Bella Vista (vs 3.6% across Greater Sydney), Korean at 1.6% (vs 1.1%) and Sri Lankan at 1.0% (vs 0.3%).
44.4% of the Baulkham Hills (West) - Bella Vista SA2 population was born overseas, compared to 40.5% across Greater Sydney.
45.0% of the population in the Baulkham Hills (West) - Bella Vista SA2 speaks a language other than English at home, compared to 39.5% in Greater Sydney.
0.4% of the Baulkham Hills (West) - Bella Vista SA2 population identifies as Australian Aboriginal, compared to 1.3% in Greater Sydney.
85.1% of the Baulkham Hills (West) - Bella Vista SA2 population holds citizenship, compared to 80.8% in Greater Sydney.
04Place
Housing, health, transport, local services and the reports on them.
Baulkham Hills (West) - Bella Vista is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 17.8% | 2021 Census | 19th percentile nationally |
| Owned outright | 38.5% | 2021 Census | 65th percentile nationally |
| Detached houses | 81.0% | 2021 Census | 40th percentile nationally |
| Median mortgage repayment | $3,000 a month | 2021 Census, monthly | 95th percentile nationally |
| Owned with a mortgage | 43.8% | 2021 Census | 76th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 8.5% | 2021 Census | 49th percentile nationally |
| Median weekly rent paid, 2021 Census | $610 | 2021 Census, weekly | 97th percentile nationally |
| Median rent as a share of median household income | 21.4% | 2021 Census, ratio calculated by AreaSearch | 57th percentile nationally |
| Median mortgage repayment as a share of household income | 24.3% | 2021 Census, ratio calculated by AreaSearch | 52nd percentile nationally |
| People per bedroom | 0.8 per bedroom | 2021 Census | 47th percentile nationally |
In the Baulkham Hills (West) - Bella Vista SA2, 38.5% of homes are owned outright, 43.8% are owned with a mortgage, and 17.8% are rented.
According to the latest data, 81.0% of dwellings in the Baulkham Hills (West) - Bella Vista SA2 are houses.
In the Baulkham Hills (West) - Bella Vista SA2, 10.5% of dwellings are apartments or units, with an additional 8.5% being semi-detached dwellings.
Outright home ownership in the Baulkham Hills (West) - Bella Vista SA2 stands at 38.5%, compared to 28.7% in Greater Sydney.
The median monthly mortgage repayment in the Baulkham Hills (West) - Bella Vista SA2 is $3,000, compared to $2,427 in Greater Sydney.
The aggregate monthly housing cost in the Baulkham Hills (West) - Bella Vista SA2 is $1,784, which represents the average monthly cost across all housing types.
In the Baulkham Hills (West) - Bella Vista SA2, households with mortgages typically spend 24.3% of their income on mortgage repayments, while renters spend 21.4% of their income on rent.
The average persons per bedroom ratio in the Baulkham Hills (West) - Bella Vista SA2 is 0.8, indicating the level of household density.
Housing affordability in the Baulkham Hills (West) - Bella Vista SA2 shows mortgage holders spending 24.3% of income on repayments (vs 27.0% in Greater Sydney), while renters spend 21.4% of income on rent (vs 22.6% in Greater Sydney).
The dwelling mix in the Baulkham Hills (West) - Bella Vista SA2 consists of 81.0% detached houses, 8.5% semi-detached dwellings, 10.5% apartments, and 0.0% other dwelling types.
Housing in Baulkham Hills (West) - Bella Vista consumes approximately 14.5% of median household income ($12,328 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
Recent development applications in Baulkham Hills (West) - Bella Vista show attached dwellings contributing 24% of approvals compared to 19% of existing stock, while detached houses represent 76% of applications versus 81% of current dwellings. This suggests development patterns consistent with existing housing mix. This area is seeing substantial increases in dwelling density compared to most Australian locations.
Baulkham Hills (West) - Bella Vista's residents boast exceedingly positive health performance metrics relative to locations nationally with very low prevalence of common health conditions across all age groups.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 62.5% | ATO FY 2024, private health cover | 84th percentile nationally |
| No long-term health condition | 76.4% | 2021 Census | 85th percentile nationally |
| Need help with daily activities | 3.6% | 2021 Census | 17th percentile nationally |
| No long-term health condition, under 65 | 83.0% | 2021 Census | 89th percentile nationally |
| Three or more long-term health conditions, under 65 | 0.5% | 2021 Census | 8th percentile nationally |
Around 62.5% of people in the Baulkham Hills (West) - Bella Vista SA2 are covered by private health insurance, which compares to 59.8% in Greater Sydney.
In the Baulkham Hills (West) - Bella Vista SA2, 3.6% of the population is identified as requiring ongoing medical assistance. By comparison, 5.2% of people in Greater Sydney require similar assistance.
5.7% of people in the Baulkham Hills (West) - Bella Vista SA2 are diagnosed with asthma. In comparison, 6.4% of the population across Greater Sydney is affected by asthma.
Diabetes affects 4.8% of the Baulkham Hills (West) - Bella Vista SA2 population, while in Greater Sydney, 4.3% of people are diagnosed with diabetes.
3.4% of people in the Baulkham Hills (West) - Bella Vista SA2 have heart disease. Across Greater Sydney,3.2% of the population is affected by heart disease.
In the Baulkham Hills (West) - Bella Vista SA2, 62.5% of the population are estimated to have private health insurance. Comparatively, Greater Sydney sees an estimated private health coverage rate of 59.8%.
Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 87 out of 100 | AreaSearch transport analysis of timetable data | 87th percentile nationally |
| Public transport stops | 202 | Public transport timetable (GTFS) data, compiled by AreaSearch | 92nd percentile nationally |
| Weekly public transport trips | 7,742 | Public transport timetable (GTFS) data, compiled by AreaSearch | 90th percentile nationally |
| People per public transport stop | 120 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 97 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.7 per dwelling | 2021 Census | |
| Working residents who worked from home | 51.3% | 2021 Census, taken during COVID-19 restrictions |
There are 202 public transport stops within the Baulkham Hills (West) - Bella Vista SA2.
The Baulkham Hills (West) - Bella Vista SA2 has 7,742 weekly trips across 97 routes, averaging 1,106 trips per day.
On average, residential properties are 150 metres from the nearest transport stop.
From the typical resident, the nearest child care centre is 407 m away and the nearest GP 627 m.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 202 stops nearby, 7,742 weekly trips, access rating 87 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 47 out of 100 | AreaSearch proximity analysis | 47th percentile nationally |
| Nearest child care | 407 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 614 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest GP | 627 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest pharmacy | 643 m | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest supermarket | 757 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest school | 853 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 985 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 1.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 1.3 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 5.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 5.8 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There are 15 long day care centres with 1,084 places in Baulkham Hills (West) - Bella Vista, about 0.9 children aged 0-4 per place.
Short silent previews of sample pages. Sector reports are ordered for a catchment you draw, not for the suburb as a whole.
05Reports and tools
Order a report and find more tools.
An area report on Baulkham Hills (West) - Bella Vista is built to order and emailed to you.
Ordered reports
The other sector reports are ordered on a custom catchment: draw your own area to add them. The order window shows the estimate before you place the order.
Order a reportShort silent previews of sample pages. Base and Child Care can be ordered for Baulkham Hills (West) - Bella Vista.
06About this profile
Where the figures come from, downloads and nearby areas.
On AreaSearch's development drivers ranking, recent residential development output has been above average within Baulkham Hills (West) - Bella Vista when compared nationally.
Baulkham Hills (West) - Bella Vista has moderate levels of nearby infrastructure activity, ranking in the 43rd percentile nationally.
No headline figures are reported for this area.
Baulkham Hills (West) - Bella Vista's sought-after property market has recorded 407 sales in the 12 months to September 2026, comprising 83% residential, 13% commercial and 4% vacant land transactions.
Population growth drivers in Baulkham Hills (West) - Bella Vista are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends.
Baulkham Hills (West) - Bella Vista's population is slightly older than the national pattern.
The economic profile demonstrates exceptional strength, placing the area among the top 8% nationally based on comprehensive AreaSearch income analysis.
AreaSearch analysis reveals Baulkham Hills (West) - Bella Vista significantly outperforming the majority of regions assessed nationwide.
Educational achievement in Baulkham Hills (West) - Bella Vista places it within the top 6% nationally, reflecting strong academic performance and high qualification levels across the community.
Baulkham Hills (West) - Bella Vista features high concentrations of couples with children and family households but relatively few lone person households, with a larger average household size than Greater Sydney.
Baulkham Hills (West) - Bella Vista is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics.
Baulkham Hills (West) - Bella Vista is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
Baulkham Hills (West) - Bella Vista's residents boast exceedingly positive health performance metrics relative to locations nationally with very low prevalence of common health conditions across all age groups.
Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be in line with the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Baulkham Hills (West) - Bella Vista has an estimated 24,207 residents, up 11.6% since the 2021 Census, with 26 projects tracked in Baulkham Hills (West) - Bella Vista.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Baulkham Hills (West) - Bella Vista.
Data currency
Refreshed . Sales to Oct 2026, rents to Jun 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Oct 2026. Housing and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 14 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (for example census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb or locality names (postal-style areas) and may use different geographic boundaries. For a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (115011291). QuickStats reports 2021 only; the figures on this page are more current wherever the ledger shows a later date.
This page uses ABS Statistical Area Level 2 (SA2) boundaries for statistical reporting (for example census and ERP). SA2 areas can differ materially from Suburbs and Localities (SAL) boundaries, even when they share similar names, because they are defined for different purposes and often use different geographic boundaries.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026), infrastructure projects (Oct 2026) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, employment, households, education, transport, health and services and amenities. Only housing and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Baulkham Hills (West) - Bella Vista from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Baulkham Hills (West) - Bella Vista with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
