Bella Vista

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

As of Feb 2026, Bella Vista's population is estimated at around 9,238. This reflects an increase of 854 people since the 2021 Census, which reported a population of 8,384. The change was inferred from AreaSearch's estimate of resident population at 8,945 in June 2024 and additional validated new addresses since the Census date. This results in a density ratio of 2,118 persons per square kilometer, above national averages assessed by AreaSearch. Bella Vista's growth rate of 10.2% since the 2021 census exceeded both its SA3 area (6.4%) and state levels, making it a regional growth leader. Overseas migration contributed approximately 73.0% of overall population gains during recent periods, with all drivers being positive factors.

AreaSearch's projections for Bella Vista are based on ABS/Geoscience Australia data released in 2024 with a 2022 base year. For areas not covered by this data, NSW State Government's SA2 level projections released in 2022 with a 2021 base year are used. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. By 2041, the suburb is projected to grow by 1,992 persons, reflecting an increase of 17.5% over the 17-year period.

AreaSearch analysis of residential development drivers sees Bella Vista recording a relatively average level of approval activity when compared to local markets analysed countrywide

Bella Vista has seen approximately 85 new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Between FY-21 and FY-25, around 428 homes were approved, with an additional 8 approved so far in FY-26. On average, this translates to about 1.6 new residents per year per dwelling constructed over the past five financial years. However, recent data shows this has increased to 13.2 people per dwelling over the past two financial years, indicating growing popularity and potential supply constraints.

New homes are being built at an average expected construction cost value of $752,000, reflecting a focus on the premium segment. In FY-26, 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, indicating market balance consistent with the broader area. However, building activity has slowed in recent years. The current new building activity shows 17.0% standalone homes and 83.0% townhouses or apartments, marking a shift from the area's existing housing composition of 82.0% houses.

This location has approximately 608 people per dwelling approval, demonstrating an established market. Future projections estimate Bella Vista will add 1,614 residents by 2041, with current development rates suggesting new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 30 projects likely to impact the area. Notable projects include Norwest City, Norwest Quarter, Hills Showground Station Precinct, and The Orchards Norwest.

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

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AreaSearch analysis reveals Bella Vista significantly outperforming the majority of regions assessed nationwide

Bella Vista has an educated workforce with strong professional services representation. Its unemployment rate was 2.4% in the past year, with estimated employment growth of 1.3%. As of September 2025, 5,183 residents are employed, with an unemployment rate of 1.8%, below Greater Sydney's 4.2%.

Workforce participation is similar to Greater Sydney's 70.0%. Census responses show 50.7% of residents work from home. Employment concentrations include health care & social assistance, professional & technical services, and finance & insurance. Health care & social assistance has a particularly strong presence with an employment share 1.3 times the regional level.

Transport, postal & warehousing has limited presence at 3.2%, compared to the regional 5.3%. The area hosts more jobs than residents, with 1.3 workers per resident. Between September 2024 and September 2025, employment increased by 1.3% while labour force grew by 0.7%, reducing unemployment by 0.6 percentage points. In contrast, Greater Sydney had employment growth of 2.1%, labour force growth of 2.4%, and an unemployment rise of 0.2 percentage points. National employment forecasts from May-25 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, based on simple weighting extrapolation for illustrative purposes.

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

Bella Vista suburb's income level is among Australia's highest according to latest ATO data aggregated by AreaSearch for financial year 2023. Bella Vista's median taxpayer income is $65,666 and average income stands at $86,310, compared to Greater Sydney's $60,817 and $83,003 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes by September 2025 are approximately $71,484 (median) and $93,957 (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 (4,055 people) fall into the $4000+ category, contrasting with regional levels where the $1,500 - 2,999 bracket leads at 30.9%. Higher earners represent a substantial presence with 58.7% exceeding $3,000 weekly, indicating strong purchasing power within the community. Housing accounts for 13.9% of income while strong earnings rank residents within 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

Bella Vista's dwelling structure, as per the latest Census, consisted of 82.5% houses and 17.5% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Sydney metro had 55.9% houses and 44.1% other dwellings. Home ownership in Bella Vista was at 36.9%, with mortgaged dwellings at 50.3% and rented ones at 12.8%. The median monthly mortgage repayment in Bella Vista was $3,400, higher than Sydney metro's average of $2,427. The median weekly rent figure in Bella Vista was $740, compared to Sydney metro's $470. Nationally, Bella Vista's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.

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

Family households account for 92.4% of all households, including 61.0% that are couples with children, 22.9% that are couples without children, and 7.8% that are single parent families. Non-family households make up the remaining 7.6%, with lone person households at 6.4% and group households comprising 1.0%. The median household size is 3.4 people, which is 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 averages. Among residents aged 15 and above, 51.0% possess university qualifications, compared to 30.4% nationally and 32.2% in NSW. This high level of attainment positions the area favourably for knowledge-based opportunities. Bachelor degrees are most prevalent at 31.4%, followed by postgraduate qualifications (17.2%) and graduate diplomas (2.4%).

Vocational pathways account for 20.5% of qualifications, 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 10.3% in primary education, 8.6% in secondary education, and 7.9% pursuing tertiary education.

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, including lightrail and bus services. These stops are served by 42 different routes, providing a total of 8,027 weekly passenger trips. The average distance to the nearest stop is 171 meters for residents. In this residential area, most commuting is outward-bound. Cars remain the primary mode of transport at 86%, with trains used by 6% of residents. On average, there are 2.0 vehicles per dwelling, higher than the regional average.

According to the 2021 Census, 50.7% of residents work from home, which may be due to COVID-19 conditions. The service frequency is an average of 1,146 trips per day across all routes, equating to approximately 121 weekly trips per 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 exceptional results based on AreaSearch's assessment. Mortality rates and chronic condition prevalence were very low across all age groups.

Private health cover was found to be exceptionally high at approximately 61% of the total population (5,634 people), higher than the national average of 55.7%. The most common medical conditions in the area were diabetes and asthma, affecting 5.2 and 4.9% of residents respectively. A total of 79.3% of residents declared themselves completely clear of medical ailments, compared to 74.6% across Greater Sydney. Bella Vista has 16.8% of residents aged 65 and over (1,551 people), higher than the 15.4% in Greater Sydney. Health outcomes among seniors are particularly strong, with national rankings broadly in line with 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, as of the latest data from June 2021, has a population where 55.3% speak a language other than English at home and 50.6% were born overseas. Christianity is the predominant religion in Bella Vista, with 44.3% of people identifying as such. However, Hinduism stands out with 16.2%, significantly higher than Greater Sydney's average of 5.2%.

In terms of ancestry, the top groups are Other at 20.2%, Chinese at 17.0%, which is notably higher than the regional average of 8.4%, and Indian at 12.6%, also substantially higher than the regional average of 3.6%. Some other ethnic groups show notable differences: Sri Lankan at 1.6% compared to 0.3% regionally, Lebanese at 2.2% versus 2.6%, and Korean at 1.4% against 1.1%.

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

Bella Vista's median age is 40, slightly higher than Greater Sydney's 37 and Australia's 38 years. Locally, the 55-64 cohort is notably over-represented at 13.7%, while those aged 25-34 are under-represented at 8.8%. From 2021 to present, the 75-84 age group grew from 3.3% to 5.3%, and the 15-24 cohort increased from 14.0% to 15.9%. Conversely, the 55-64 cohort declined from 14.8% to 13.7%. By 2041, demographic modeling suggests Bella Vista's age profile will significantly evolve. The 55-64 age group is projected to expand by 348 people (28%) from 1,265 to 1,614. Conversely, both the 0-4 and 35-44 age groups are projected to decrease in numbers.