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, the estimated population of the suburb of Bella Vista is around 9,238. This figure represents an increase of 854 people since the 2021 Census, which reported a population of 8,384. The change was inferred from AreaSearch's resident population estimate of 8,945 in June 2024 and validated new addresses since the Census date. This results in a density ratio of 2,118 persons per square kilometer, exceeding the average seen across national locations assessed by AreaSearch. Bella Vista's growth rate of 10.2% since the 2021 census surpassed both the SA3 area (6.4%) and the state level. Overseas migration contributed approximately 73.0% of overall population gains during recent periods, with all drivers including natural growth and interstate migration being positive factors.

AreaSearch is using ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. Looking ahead, an above median population growth is projected for the suburb of Bella Vista, with an expected increase of 1,695 persons by 2041. This reflects a total increase of 15.2% over the 17-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 shows Bella Vista had approximately 76 new homes approved annually. From FY21 to FY25, around 380 homes were approved, with a further 7 approved by June 2026. On average, each dwelling constructed over these years accommodated about 1.8 new residents per year. However, recent data indicates this has increased to 18.8 people per dwelling over the past two financial years, suggesting growing popularity and potential supply constraints in the area.

New homes are being built at an average expected construction cost of $752,000, indicating a focus on premium properties by developers. In FY26, there have been $33.7 million in commercial approvals, reflecting strong local business investment. Comparing Bella Vista to Greater Sydney shows similar construction rates per capita, maintaining market balance with the broader area. Current development consists of 15% detached dwellings and 85% attached dwellings, favouring higher-density living which offers more affordable entry points for downsizers, investors, and first-home buyers. This shift from the current housing mix (82% houses) reflects reduced availability of development sites and evolving lifestyle demands and affordability requirements.

With around 880 people per dwelling approval, Bella Vista exhibits a highly mature market. AreaSearch's latest quarterly estimate projects Bella Vista to gain 1,402 residents by 2041. Given current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers while potentially enabling growth beyond current forecasts.

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. Below is a list of those most relevant.

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

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.

The labour market in Bella Vista shows considerable strength compared to most other Australian regions

Bella Vista has a highly educated workforce with strong representation in professional services. Its unemployment rate is 2.7%. Over the past year, it maintained relative employment stability.

As of December 2025, 5145 residents are employed, with an unemployment rate of 2.7%, lower than Greater Sydney's 4.2%. Workforce participation is similar to Greater Sydney at 70.2%. According to Census responses, 50.7% of residents work from home, potentially influenced by Covid-19 lockdowns. Employment is concentrated in health care & social assistance, professional & technical services, and finance & insurance.

Bella Vista has a particularly strong specialization in health care & social assistance, with an employment share 1.3 times the regional level. Conversely, transport, postal & warehousing has limited presence at 3.2%, compared to the regional average of 5.3%. The area functions as an employment hub, hosting more jobs than residents and attracting workers from surrounding areas, with a ratio of 1.3 workers per resident. Over the past year, the labour force decreased by 0.4% while employment declined by 0.3%, leading to a fall in unemployment rate by 0.1 percentage points. In contrast, Greater Sydney recorded employment growth of 2.2%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth of 6.6% 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 these are simple 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 had one of the highest income levels in Australia according to AreaSearch data aggregated from latest ATO figures for financial year 2023. The median income among taxpayers was $65,666 and the average income stood at $86,310, compared to Greater Sydney's figures of $60,817 and $83,003 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes as of September 2025 would be approximately $71,484 (median) and $93,957 (average). Census data shows that household, family, and personal incomes in Bella Vista 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 make up a substantial presence, with 58.7% exceeding $3,000 weekly, indicating strong purchasing power within the community. Housing accounts for 13.9% of income, and residents rank highly in disposable income, placing them in the 99th percentile. 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 55.9% houses and 44.1% other dwellings. The home ownership level in Bella Vista was 36.9%, with mortgaged dwellings at 50.3% and rented ones at 12.8%. The median monthly mortgage repayment was $3,400, exceeding Sydney metro's average of $2,427. The median weekly rent figure stood at $740, higher than 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% couples with children, 22.9% couples without children, and 7.8% single parent families. Non-family households constitute 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 national averages. Among residents aged 15 and above, 51.0% have university qualifications, compared to Australia's 30.4% and NSW's 32.2%. Bachelor degrees are the most common 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 making up 9.8% and certificates 10.7%.

Educational participation is high, with 31.5% of residents currently enrolled in formal education. This includes 10.3% in primary, 8.6% in secondary, 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 operational public transport stops offering a mix of lightrail and bus services. These are served by 42 distinct routes facilitating 8,027 weekly passenger trips in total. Transport accessibility is rated excellent with residents located an average of 171 meters from the nearest stop. Predominantly residential, most commuters travel outward; cars remain the primary mode at 86%, while train usage stands at 6%. The area records an average of 2.0 vehicles per dwelling, surpassing regional averages. According to the 2021 Census, a high 50.7% of residents work from home, potentially influenced by COVID-19 conditions.

Service frequency averages 1,146 trips daily 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 exceptional 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 Bella Vista's total population of 5,634 people, compared to the national average of 55.7%. The most prevalent medical conditions in the area are diabetes (affecting 5.2% of residents) and asthma (4.9%). A significant majority, 79.3%, report being completely clear of medical ailments, higher than Greater Sydney's 74.6%. Bella Vista has a senior population of 15.9%, or 1,468 people aged 65 and over. Health outcomes among seniors are strong and align 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 linguistic diversities in the country, with 55.3% of its residents speaking a language other than English at home. Born overseas, 50.6% of Bella Vista's population contributes to its multicultural makeup. Christianity is the predominant religion in Bella Vista, accounting for 44.3% of the population.

Notably, Hinduism is overrepresented with 16.2%, significantly higher than Greater Sydney's average of 5.2%. In terms of ancestry, 'Other' tops the list at 20.2%, followed by Chinese (17.0%), which is substantially higher than the regional average of 8.4%, and Indian (12.6%), also notably higher than the regional average of 3.6%. Some other ethnic groups with notable divergences include Sri Lankan, at 1.6% compared to the region's 0.3%, Lebanese at 2.2% versus a regional average of 2.6%, and Korean at 1.4% compared to 1.1% regionally.

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

Bella Vista's median age is 40, which is somewhat higher than Greater Sydney's figure of 37 and Australia's figure of 38 years. Compared to the Greater Sydney average, the 55-64 cohort is notably over-represented in Bella Vista at 14.0%, while the 25-34 age group is under-represented at 8.7%. Between 2021 and present, the 15 to 24 age group has grown from 14.0% to 16.0% of the population, while the 75 to 84 cohort increased from 3.3% to 4.9%. Conversely, the 25 to 34 age group has declined from 9.7% to 8.7%. Demographic modeling suggests Bella Vista's age profile will evolve significantly by 2041. The 55 to 64 age cohort is projected to expand by 319 people (25%) from 1,293 to 1,613. Conversely, both the 0 to 4 and 5 to 14 age groups are projected to see reduced numbers.