Bella Vista

Population growth drivers in Bella Vista are above average based on AreaSearch's ranking of recent, and medium to long-term trends

Based on ABS population updates and AreaSearch validation, the population of Bella Vista is estimated at 9,149 as of May 2026. This reflects an increase of 765 people since the 2021 Census, which reported a population of 8,384. The change was inferred from AreaSearch's resident population estimate of 8,932 in June 2025 and additional validated new addresses since the Census date. This results in a density ratio of 2,098 persons per square kilometer, higher than the national average assessed by AreaSearch. Bella Vista's growth rate of 9.1% since the 2021 census exceeded both its SA3 area (5.3%) and the state level. Overseas migration contributed approximately 73.0% of overall population gains during recent periods, with all drivers being positive factors.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, NSW State Government's SA2 level projections are used, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population trends project an above median growth for the suburb, with an expected increase of 1,327 persons by 2041, reflecting a total increase of 12.1% over the 16-year period.

Residential development activity is lower than average in Bella Vista according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers allocated from statistical area data indicates Bella Vista has seen around 76 new homes approved each year. Over the past 5 financial years, between FY-21 and FY-25, approximately 380 homes were approved, with an additional 19 approved so far in FY-26. On average, over these years, 1.6 new residents per dwelling constructed have been recorded. However, recent data shows this has increased to 21.8 people per dwelling over the past 2 financial years, reflecting Bella Vista's growing popularity and potential supply constraints.

New homes are being built at an average expected construction cost value of $752,000, indicating a focus on the premium segment with upmarket properties. This year alone, there have been $33.7 million in commercial approvals, suggesting robust local business investment. Compared to Greater Sydney, Bella Vista maintains similar construction rates per person, contributing to market balance consistent with the broader area. Current development consists of 15.0% detached dwellings and 85.0% attached dwellings, a significant shift from the current housing mix of 82.0% houses, reflecting reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements. With around 887 people per dwelling approval, Bella Vista reflects a highly mature market.

Population forecasts indicate Bella Vista will gain 1,109 residents through to 2041, based on the latest AreaSearch quarterly estimate. Given current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Bella Vista has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

The performance of an area can significantly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 29 such projects that are expected to impact the area. Notable among these are Norwest City, Norwest Quarter, Asora Norwest SHAWOOD, and the upgrade of Norwest Private Hospital Theatre and Endoscopy. The following list details those projects likely to be most relevant.

Professional plan users can use the search below to filter and access additional projects.

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Employment conditions in Bella Vista demonstrate exceptional strength compared to most Australian markets

Bella Vista has a highly educated workforce with strong representation in professional services. Its unemployment rate is 2.4%, lower than the national average, and employment stability has been maintained over the past year according to AreaSearch's statistical area data aggregation. As of December 2025, 5125 residents are employed, with an unemployment rate of 1.7% below Greater Sydney's rate of 4.2%.

Workforce participation is at 71.2%, slightly higher than Greater Sydney's 68.8%. A significant portion of residents, 50.7%, work from home, though Covid-19 lockdown impacts should be considered. Employment is concentrated in health care & social assistance, professional & technical services, and finance & insurance. Notably, the area has a high specialization in health care & social assistance, with an employment share 1.3 times the regional level.

Conversely, transport, postal & warehousing has limited presence with 3.2% employment compared to the regional average of 5.3%. The area functions as an employment hub with 1.3 workers per resident, hosting more jobs than residents and attracting workers from surrounding areas. Over a 12-month period ending in May-25, labour force decreased by 0.5% while employment declined by 0.3%, leading to a fall in unemployment rate by 0.2 percentage points. This contrasts with Greater Sydney's employment growth of 2.2% and labour force growth of 2.3%. National employment forecasts from Jobs and Skills Australia project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Bella Vista's employment mix suggests local employment should increase by 7.3% over five years and 14.9% over ten years, though this is a simplified extrapolation for illustrative purposes and does not account for localized population projections.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

Bella Vista suburb has one of Australia's highest income levels according to AreaSearch's aggregation of latest ATO data for financial year ended June 2023. Its median taxpayer income is $65,666 and average income stands at $86,310, compared to Greater Sydney's figures of $60,817 and $83,013 respectively. Based on Wage Price Index growth of 10.32% since June 2023, estimated incomes as of March 2026 would be approximately $72,443 (median) and $95,217 (average). Census data shows Bella Vista's household, family, and personal incomes rank highly nationally, between the 85th and 99th percentiles. Income distribution reveals that 43.9% of locals (4,016 people) earn over $4,000 weekly, contrasting with regional levels where the $1,500-$2,999 bracket leads at 30.9%. A substantial 58.7% exceed $3,000 weekly earnings, indicating strong purchasing power. Housing accounts for 13.9% of income, and residents rank in the 99th percentile for disposable income. The area's SEIFA income ranking places it in the 10th decile.

Bella Vista is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Bella Vista, as per the latest Census evaluation, 82.5% of dwellings were houses with the remaining 17.5% being other types such as semi-detached homes and apartments. This is in contrast to Sydney metropolitan areas where 55.9% of dwellings are houses. Home ownership in Bella Vista stood at 36.9%, with mortgaged properties at 50.3% and rented dwellings at 12.8%. The median monthly mortgage repayment in the area was $3,400, significantly higher than Sydney's average of $2,427. Additionally, the median weekly rent in Bella Vista was recorded at $740 compared to Sydney's average of $470. Nationally, Bella Vista's mortgage repayments were substantially higher than the Australian average of $1,863 while rents were significantly above the national figure of $375.

Bella Vista features high concentrations of family households, with a higher-than-average median household size

Family households constitute 92.4% of all households, including 61.0% couples with children, 22.9% couples without children, and 7.8% single parent families. Non-family households comprise the remaining 7.6%, with lone person households at 6.4% and group households making up 1.0%. The median household size is 3.4 people, larger than the Greater Sydney average of 2.7.

Educational achievement in Bella Vista places it within the top 10% nationally, reflecting strong academic performance and high qualification levels across the community

Bella Vista's educational attainment is notably higher than broader benchmarks. Among residents aged 15 and above, 51.0% hold university qualifications, compared to 30.4% in Australia and 32.2% in NSW. University qualifications include bachelor degrees (31.4%), postgraduate qualifications (17.2%), and graduate diplomas (2.4%). Vocational pathways account for 20.5%, with advanced diplomas at 9.8% and certificates at 10.7%.

Educational participation is high, with 31.5% of residents currently enrolled in formal education. This includes primary education (10.3%), secondary education (8.6%), and tertiary education (7.9%).

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Bella Vista has 66 active public transport stops, serving a mix of lightrail and buses. These stops are covered by 42 routes, collectively providing 8,027 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 171 meters from the nearest stop. Most residents commute outward, with car being the dominant mode at 86%, while train usage stands at 6%. Vehicle ownership averages 2.0 per dwelling, above the regional average. According to the 2021 Census, 50.7% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 1,146 trips per day across all routes, equating to approximately 121 weekly trips per individual stop.

Bella Vista's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Bella Vista's health outcomes show excellent results according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups.

Private health cover is exceptionally high at approximately 61% of the total population, which amounts to 5,579 people. This figure exceeds the national average of 55.7%. Diabetes and asthma are the most common medical conditions in the area, affecting 5.2% and 4.9% of residents respectively. A significant majority, 79.3%, report being completely clear of medical ailments compared to 74.6% across Greater Sydney. The area has a senior population of 14.9%, totaling 1,363 people aged 65 and over. Health outcomes among seniors are particularly strong, aligning with national rankings for the general population.

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

Bella Vista has one of the highest levels of linguistic diversity in Australia, with 55.3% of its residents speaking a language other than English at home. Born overseas comprise 50.6% of Bella Vista's population. Christianity is the predominant religion, practiced by 44.3%.

Hinduism is notably overrepresented, making up 16.2%, compared to Greater Sydney's average of 5.2%. In terms of ancestry, 'Other' is the largest group at 20.2%, followed by Chinese (17.0%), which is significantly higher than the regional average of 8.4%. Indian ancestry comprises 12.6%, also notably higher than the regional average of 3.6%. Some other ethnic groups are overrepresented: Sri Lankan (1.6% vs regional 0.3%), Lebanese (2.2% vs 2.6%), and Korean (1.4% vs 1.1%).

Bella Vista's population is slightly older than the national pattern

Bella Vista has a median age of 40, which is slightly higher than Greater Sydney's figure of 37 and Australia's national average of 38 years. Comparing Bella Vista's demographic with Greater Sydney's shows an overrepresentation of the 55-64 age cohort (14.8% locally) and an underrepresentation of the 25-34 age group (7.8%). Between 2021 and present, the 15 to 24 age group has increased from 14.0% to 15.7%, while the 25 to 34 cohort has decreased from 9.7% to 7.8%. By 2041, Bella Vista's age profile is projected to change significantly. The 75 to 84 age cohort is expected to grow by 65%, from 393 to 651 people. Notably, the combined 65+ age groups will account for 55% of total population growth, reflecting Bella Vista's aging demographic trend. Meanwhile, the 0 to 4 and 5 to 14 cohorts are expected to experience population declines.