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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Bella Vista is $2.80m, with units at $958k. House values have moved 4.7% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Sales Detail
Bella Vista has an estimated 9,192 residents, up from 8,384 at the 2021 Census — a change of 808 people, or 9.6%. Growth has averaged 1.4% a year over five years. Overseas migration accounts for 73.0% of that increase. That puts 2,108 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
As of Aug 2026, the suburb of Bella Vista has a population calculated at approximately 9,192, based on AreaSearch evaluations of broader ABS figures alongside post-Census address validations. This represents a 9.6% expansion (808 people) relative to the 8,384 people recorded in the 2021 Census. Such movement stems from an Estimated Resident Population of 8,958 derived from June 2025 ABS data, complemented by 32 validated new addresses. With a density of 2,108 persons per square kilometer, the suburb exceeds typical nationwide benchmarks. Furthermore, the 9.6% growth rate outpaced both the state and the surrounding SA3 area (5.4%), establishing the suburb of Bella Vista as a regional pacesetter.
While all demographic drivers remained positive—including natural increase and interstate movements—inflows from overseas migration served as the primary catalyst, delivering around 73.0% of total gains. Population forecasts for the suburb of Bella Vista draw on 2024 ABS/Geoscience Australia SA2-level releases anchored to 2022, supplemented where necessary by 2022 NSW State Government SA2 series utilizing a 2021 base year, with age-cohort rates extended through 2032 to 2041. Forward projections indicate the suburb will exceed median growth rates across Australian statistical areas, adding 1,317 persons by 2041 to achieve an overall 11.8% rise across the 16 years.
Frequently Asked Questions - Population
227 new dwellings have been approved in Bella Vista over the past five years, an average of 45 a year. That places the area in the 54th percentile for residential development activity nationally, about 5 approvals per 1,000 residents a year. Of the 32 dwellings approved in the latest reporting year, 31% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 26, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of ABS building approvals indicates that Bella Vista has averaged roughly 45 residential approvals each year, totaling an estimated 227 homes across the past 5 financial years, with 26 approvals logged to date in FY-25. Between FY-21 and FY-25, approximately 3.7 people entered the suburb annually for every home constructed, causing demand to significantly outstrip supply and placing upward pressure on buyer competition and prices. Residential projects show an average expected construction cost of $793,000, signaling that builders are focusing on upscale, premium developments. Concurrently, commercial approvals totaling $33.7 million this financial year highlight robust local business development.
Per-capita construction volumes in Bella Vista remain 64.0% below the Greater Sydney average, a constrained pace that generally underpins values and interest for established residences. Current residential approvals comprise 69.0% townhouses or apartments and 31.0% standalone homes, offering entry points for downsizers, first-home buyers, and investors. This represents a noticeable transition from the existing built environment (82.0% houses), addressing land constraints and evolving demographic needs in a mature suburb registering about 413 people per dwelling approval. Projections indicate Bella Vista will add 1,082 residents up to 2041 according to the newest quarterly figures. Provided construction continues at current paces, residential additions should readily absorb inbound demand, fostering favorable buyer conditions and potentially enabling demographic gains beyond existing baseline expectations.
Frequently Asked Questions - Development
Development applications around Bella Vista
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 10 current infrastructure and development projects inside Bella Vista, worth an estimated $13.6 billion. A further 89 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $57.1 billion. 31 are already under construction and 40 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and communities. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure schemes, strategic planning initiatives, and major developments exert substantial influence over suburban performance. AreaSearch has pinpointed 29 projects expected to impact the vicinity, with prime undertakings including Norwest City, Norwest Quarter, Asora Norwest SHAWOOD, and the Norwest Private Hospital Theatre and Endoscopy Upgrade.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Asora Norwest SHAWOOD
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.
Norwest Quarter
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. The full masterplan, which received further approvals in early 2026, encompasses nine towers total with approximately 950 dwellings, 6,000sqm of retail and dining, and 70% green open space. The precinct is powered by 100% renewable energy and features high-performance facades and circular economy initiatives.
Norwest Station Precinct Development
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. Full masterplan envisions three towers of 13 to 21 storeys delivering up to 52,000 square metres of commercial office space, short-term accommodation and retail. Underground pedestrian link connects to Norwest Marketown Shopping Centre.Estimated to support 2,800 new local jobs. Part of Mulpha's broader $1 billion transformation of Norwest into a smart city precinct.
Norwest City
A $3 billion+ masterplanned transformation by Mulpha evolving the 377-hectare Norwest Business Park into an integrated smart city and innovation hub. Stage 1 of Norwest Quarter (Banksia and Lacebark) delivered 196 net-zero ready apartments with retail launching in 2026, while the approved $2.14 billion Norwest Marketown redevelopment will deliver extensive commercial, retail, and residential towers. The master precinct features 46 hectares of open parkland, smart infrastructure, and transit-oriented development around Norwest Metro Station.
Lakeview Private Hospital
A premier multidisciplinary private hospital in Norwest, Sydney, established in 2015 and operated by a specialist doctors group. The facility provides comprehensive surgical services, inpatient and day rehabilitation, and a large hydrotherapy pool. In February 2025, it officially launched its new Cancer Care and Infusion Centre, offering advanced therapies, chemotherapy, and cold cap therapy. Recent 2025 updates include green initiatives such as LED lighting upgrades and the reintroduction of sustainable patient water systems.
Circa Norwest Retail & Dining Precinct
Neighbourhood shopping and dining centre in the Norwest precinct anchored by Woolworths and BWS, featuring medical facilities, health and beauty services, specialty stores, and a food court serving local residents, hospital staff, and nearby workers.
Norwest Private Hospital Theatre and Endoscopy Upgrade
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. The upgrade is intended to improve surgical capacity, reduce waiting times for diagnostic and elective procedures, and support population growth across Bella Vista, Baulkham Hills, Blacktown, Castle Hill, Kellyville, Rouse Hill and surrounding north-west Sydney suburbs.
Hills Showground Station Precinct
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), currently under construction as of 2026 to deliver 873 homes; and the future Hills Showground West (307 homes). Total project features include 1,620 dwellings with 5% affordable housing, a major supermarket, a village plaza, and a 3,500sqm public park.
5,156 residents of Bella Vista are employed, from a labour force of 5,265. Unemployment sits at 2.1%, with participation at 71.0%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 12,676, about 138% of the resident population, so the area draws in more workers than it sends out. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Bella Vista maintains an accomplished professional workforce characterized by significant presence in white-collar industries, steady annual labor conditions, and a jobless rate of 2.1%. By March 2026, employed residents reached 5,156, with local unemployment sitting 2.1% beneath Greater Sydney's 4.1% and participation holding firm at 71.0% compared to 68.9% regionally. Census records show 50.7% of local personnel working remotely, though pandemic-related lockdown measures should be kept in mind. Resident employment centers primarily on health care & social assistance, professional & technical, and finance & insurance sectors. Health care & social assistance is especially prominent, tracking at 1.3 times the regional rate, whereas transport, postal & warehousing comprises 3.2% of workers versus 5.3% regionally.
Recording 1.3 workers for every resident at the Census, Bella Vista operates as an employment center, providing more positions than it has residents and drawing commuters from neighboring suburbs. Over the twelve months to March 2026, local employment grew by 0.2% while the labor pool reduced by 0.4%, lowering unemployment by 0.6 percentage points, whereas Greater Sydney saw both employment and workforce expand by 1.9% alongside a slight reduction in joblessness. Applying Jobs and Skills Australia's Mar-26 industry projections (which forecast nationwide gains of 6.6% over five years and 13.7% over ten years) to local employment weights suggests Bella Vista could experience workforce expansions of 7.3% across five years and 14.9% across ten years, based on simple industry weighting.
Frequently Asked Questions - Employment
Median household income in Bella Vista is $3,518 a week (about $183,000 a year), with median personal income at $1,081 a week. ATO records put median taxable income at $65,666 a year against an average of $86,310. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO statistics aggregated for financial year 2023 place Bella Vista in an exceptional income bracket nationwide. Taxpayers recorded a median income of $65,666 and an average of $86,310, outperforming Greater Sydney benchmarks of $60,817 and $83,003. Applying a 10.32% Wage Price Index increase through to March 2026 brings estimated figures to $72,443 (median) and $95,217 (average). The 2021 Census placed personal, family, and household earnings between the 85th and 99th percentiles across Australia, with 43.9% of residents (4,035 people) in the $4000+ weekly bracket compared to the $1,500 - 2,999 bracket leading regionally at 30.9%.
Furthermore, 58.7% take home over $3,000 per week, housing expenses absorb 13.9% of earnings, disposable income ranks within the 99th percentile, and the SEIFA score sits in the 10th decile.
Frequently Asked Questions - Income
Bella Vista had 2,423 occupied dwellings at the 2021 Census, 83% detached houses and 1% apartments. 50% are owned with a mortgage, 13% rented and 37% owned outright. At that Census the median rent was $740 a week and the median mortgage repayment $3,400 a month, a total housing cost higher than 98% of areas nationally. Rent absorbs 21.0% of household income here and mortgage repayments 22.3%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the recent Census, standalone houses made up 82.5% of Bella Vista's residential dwellings and alternative forms (including apartments and semi-detached properties) accounted for 17.5%, compared to 55.9% and 44.1% across metropolitan Sydney. Outright ownership stood at 36.9%, with mortgaged residences comprising 50.3% and rentals making up 12.8%. Median monthly mortgage costs reached $3,400, well above the $2,427 metropolitan and $1,863 national averages, while weekly median rent sat at $740, compared to $470 across Sydney metro and $375 across Australia.
Frequently Asked Questions - Housing
Bella Vista counted 2,423 households at the 2021 Census, an estimated 2,657 today, averaging 3.4 people each. 61% are couples with children, more than in 99% of areas nationally, against 23% couples without children. 6% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute 92.4% of households, consisting of 61.0% couples with children, 22.9% couples without children, and 7.8% single parent arrangements. Non-family living situations comprise 7.6%, encompassing lone person dwellings (6.4%) and group residences (1.0%). Average household size is 3.4 people, exceeding the 2.7 benchmark across Greater Sydney.
Frequently Asked Questions - Households
51.0% of adults in Bella Vista hold a university qualification, including 31.4% with a bachelor degree and 17.2% with postgraduate qualifications, higher than 90% of areas nationally. A further 10.7% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Tertiary attainment in Bella Vista is exceptionally strong, with 51.0% of individuals aged 15+ possessing university credentials, surpassing the 32.2% NSW and 30.4% Australian benchmarks. Bachelor degrees represent 31.4% of qualifications, accompanied by postgraduate degrees at 17.2% and graduate diplomas at 2.4%. Vocational credentials encompass 20.5% of residents aged 15+, divided between certificates at 10.7% and advanced diplomas at 9.8%. A significant 31.5% of the local population is actively engaged in studies. This enrollment consists of 10.3% attending primary school, 8.6% in secondary institutions, and 7.9% undertaking tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Bella Vista reaches 70 stops on 43 routes, timetabled for about 7,400 services a week. The typical home sits about 150 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 2.0 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Commuters in Bella Vista are served by 70 public transit stops covering buses and lightrail across 43 distinct routes, generating 7,370 weekly passenger trips. Stop proximity averages 153 meters for residents. Private vehicles remain the predominant travel method for outward journeys at 86%, while 6% travel by train, and vehicle density averages 2.0 per dwelling. In addition, 50.7% of workers operated from home at the 2021 Census, which may reflect pandemic-era conditions. Transit schedules across all local routes provide an average of 1,052 trips daily, delivering approximately 105 weekly services at each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
79.3% of residents in Bella Vista report no long-term health condition, a healthier profile than 97% of areas nationally. 3.2% need daily assistance with core activities, and 61.0% hold private health cover. The standardised death rate runs at 3.6 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across Bella Vista show exceptional patterns, featuring minimal chronic condition rates across all age brackets and an elevated private health insurance coverage rate of roughly 61% (5,606 people), compared to the 55.7% national baseline. Diabetes (5.2%) and asthma (4.9%) represent the most prevalent health issues among residents, though 79.3% reported no long-term medical conditions, outperforming the 74.6% figure across Greater Sydney. Seniors aged 65 and over comprise 15.2% of the community (1,397 people), with health measures in this cohort remaining highly favorable and aligned with broader national rankings.
Frequently Asked Questions - Health
50.6% of Bella Vista residents were born overseas and 55.3% speak a language other than English at home, more culturally diverse than 91% of areas nationally. The largest reported ancestries are Chinese (17.0%) and Indian (12.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Bella Vista displays rich multiculturalism, as 50.6% of residents were born abroad and 55.3% use a language other than English in their households. Christianity is the most widespread faith, accounting for 44.3% of the community, while Hinduism is substantially represented at 16.2%, notably exceeding the Greater Sydney proportion of 5.2%. Looking at parental lineage, the leading ancestry classifications are Other (20.2%), Chinese (17.0% versus 8.4% across the region), and Indian (12.6% versus 3.6% regionally). Additional distinct backgrounds include Lebanese at 2.2% (vs 2.6% regionally), Sri Lankan at 1.6% (vs 0.3% regionally), and Korean at 1.4% (vs 1.1% regionally).
Frequently Asked Questions - Diversity
The median resident of Bella Vista is 40. 23.8% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Bella Vista's demographic profile mirrors Greater Sydney across major age groups, with the greatest disparity among the four broad categories being 9.6 percentage points. The median age as of August 2026 stands at 40, matching the 2021 Census level and sitting 3 years above the regional median of 37 at that time. Young to middle aged adults (25 - 44) have adjusted from 23.7% at the Census to an estimated 21.8%, while the 65+ cohort is anticipated to drive growth through 2041, increasing by 45% (629 residents) to reach 2,026 alongside a projected reduction in the 25 - 44 bracket.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bella Vista
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 2 months ago all 10 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 32 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (8,384 at the 2021 Census → 9,192 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL10263). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.