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 November 2025, the estimated population for the Bella Vista statistical area (Lv2) is around 9,053. This figure reflects an increase of 669 people since the 2021 Census, which reported a population of 8,384. The change was inferred from AreaSearch's estimate of 8,945 residents following examination of ABS ERP data (June 2024), and an additional 114 validated new addresses since the Census date. This results in a population density ratio of 2,076 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. The Bella Vista SA2's growth rate of 8.0% since the 2021 census exceeded both the SA3 area (5.9%) and the state level, marking it as a growth leader in the region. Overseas migration contributed approximately 73.0% of overall population gains during recent periods, although all drivers including natural growth and interstate migration were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections where applicable, released in 2022 with a base year of 2021. Future population trends project an above median growth for the Bella Vista (SA2), with an expected increase of 1,989 persons to reach 10,742 by 2041, reflecting a total increase of 19.9% 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

AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, indicates Bella Vista has seen approximately 85 new homes approved annually. Over the past five financial years, from FY21 to FY25, around 428 homes were approved, with an additional 8 approved so far in FY26. On average, each dwelling constructed over these five years accommodated about 1.6 new residents per year. However, recent data shows this figure has increased to 13.2 people per dwelling over the past two financial years, reflecting Bella Vista's growing popularity and potential supply constraints.

New homes are being built at an average expected construction cost of $752,000, suggesting a focus on the premium segment with upmarket properties. This year alone has seen $33.7 million in commercial approvals, indicating robust local business investment. Compared to Greater Sydney, Bella Vista maintains similar construction rates per person, keeping market balance consistent with the broader area, although building activity has slowed somewhat in recent years. New building activity consists of 17.0% standalone homes and 83.0% townhouses or apartments, demonstrating a shift towards compact living options that cater to affordability and attract downsizers, investors, and first-time purchasers. This shift is notable compared to the area's existing housing composition, which is currently 82.0% houses.

Bella Vista has approximately 608 people per dwelling approval, indicating an established market. Future projections estimate Bella Vista will add around 1,804 residents by 2041, based on AreaSearch's latest quarterly estimate. At current development rates, 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 in local infrastructure significantly affect an area's performance. AreaSearch has identified 30 projects that could impact this region. Notable ones are Norwest City, Norwest Quarter, Hills Showground Station Precinct, and The Orchards Norwest. The following details projects likely to have the most significance.

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

Bella Vista's workforce is highly educated with strong representation in professional services. The unemployment rate was 2.4% as of September 2025, with an estimated employment growth of 1.4% over the past year.

There were 5,187 residents employed in September 2025, with an unemployment rate of 1.8%, lower than Greater Sydney's 4.2%. Workforce participation was 67.3%, higher than Greater Sydney's 60.0%. Employment is concentrated in health care & social assistance (1.3 times the regional level), professional & technical services, and finance & insurance. Transport, postal & warehousing has limited presence at 3.2% compared to the regional 5.3%.

There are 1.3 workers for every resident, indicating Bella Vista functions as an employment hub attracting workers from surrounding areas. Between September 2024 and September 2025, employment increased by 1.4%, labour force by 0.7%, resulting in a unemployment rate decrease of 0.6 percentage points. In comparison, Greater Sydney recorded employment growth of 2.1% over the same period. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with a state unemployment rate of 3.9%, favourable to the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that applying industry-specific projections to Bella Vista's employment mix indicates local employment should increase by 7.3% over five years and 14.9% over ten years, although these are simple weighting extrapolations for illustrative purposes only.

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

The suburb of Bella Vista has one of the highest income levels in Australia, according to the latest Australian Taxation Office data aggregated by AreaSearch for the financial year 2023. The median income among taxpayers in Bella Vista is $65,666, and the average income stands at $86,310. These figures compare to those of Greater Sydney, which are $60,817 (median) and $83,003 (average). Based on Wage Price Index growth of 8.86% since financial year 2023, the estimated median income for Bella Vista as of September 2025 would be approximately $71,484, and the average is projected to reach $93,957 by that date. Census data shows that household, family, and personal incomes in Bella Vista rank highly nationally, between the 85th and 99th percentiles. In terms of income distribution, 43.9% of locals (3,974 people) fall into the $4000+ category, contrasting with regional levels where the $1,500 - 2,999 bracket leads at 30.9%. Higher earners make up a substantial portion of the population, with 58.7% exceeding $3,000 weekly, indicating strong purchasing power within the community. Housing expenses account 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

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). This compares to Sydney metro's 78.2% houses and 21.8% other dwellings. Home ownership in Bella Vista was at 36.9%, similar to Sydney metro, with the rest either mortgaged (50.3%) or rented (12.8%). The median monthly mortgage repayment was $3,400, higher than Sydney metro's $3,000 and Australia's average of $1,863. Median weekly rent in Bella Vista was $740, above Sydney metro's $580 and 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% 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 3.0.

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+, 51.0% hold university qualifications, compared to Australia's 30.4% and NSW's 32.2%. This is driven by 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% currently enrolled in formal education: primary (10.3%), secondary (8.6%), and tertiary (7.9%).

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

Bella Vista has 64 active public transport stops, serving a mix of lightrail and bus services. These stops are connected by 42 routes, offering a total of 8,027 weekly passenger trips. The average distance to the nearest stop for residents is 171 meters.

Daily service frequency averages 1,146 trips across all routes, equating to around 125 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 shows excellent health outcomes, with very low prevalence of common conditions across all ages. Private health cover stands at approximately 61% (5,521 people), compared to 64.4% in Greater Sydney and a national average of 55.7%. Diabetes and asthma are the most prevalent conditions, affecting 5.2 and 4.9% respectively, while 79.3% report no medical ailments, higher than Greater Sydney's 75.9%.

The area has 16.0% (1,448 people) aged 65 and over, lower than Greater Sydney's 18.9%. Seniors' health outcomes align with the general population's profile.

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 a high level of cultural diversity, with 55.3% of its residents speaking a language other than English at home and 50.6% born overseas. Christianity is the predominant religion in Bella Vista, accounting for 44.3% of the population. However, Hinduism is notably overrepresented, comprising 16.2% compared to the Greater Sydney average of 8.6%.

In terms of ancestry, the top three groups are Other at 20.2%, Chinese at 17.0%, and Indian at 12.6%, all higher than their respective regional averages. There are also notable differences in the representation of certain ethnic groups: Sri Lankan is overrepresented at 1.6% compared to the regional average of 1.0%, Lebanese is at 2.2% versus 1.6%, and Korean is at 1.4% compared to 2.3%.

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. The 55-64 cohort makes up 13.9% of Bella Vista's population, compared to the Greater Sydney average, while the 25-34 cohort is under-represented at 9.1%. Between 2021 and present, the 15-24 age group grew from 14.0% to 15.8%, and the 75-84 cohort increased from 3.3% to 4.9%. Conversely, the 55-64 cohort declined from 14.8% to 13.9%. By 2041, demographic modeling suggests significant changes in Bella Vista's age profile. The 45-54 cohort is projected to expand by 383 people (30%), from 1,294 to 1,678. Conversely, the 0-4 and 35-44 age groups are expected to decrease in number.