Chart Color Schemes
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 $2.90m, with units at $1.28m. House values have moved 5.4% 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.
Find a Recent Sale
Sales Detail
Bella Vista has an estimated 9,149 residents, up from 8,384 at the 2021 Census — a change of 765 people, or 9.1%. Growth has averaged 1.4% a year over five years. 114 new addresses have been validated here since Census night. Overseas migration accounts for 73.0% of that increase. That puts 2,098 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
An evaluation of ABS population updates for the wider region, alongside newly validated addresses recorded by AreaSearch since the Census, indicates that the suburb of Bella Vista has a population of approximately 9,149 as of May 2026. This represents an expansion of 765 people (9.1%) compared to the 2021 Census, which documented a population of 8,384 people. The estimate is calculated from a resident population of 8,932, determined by AreaSearch from the ABS June 2025 ERP data release, plus an additional 114 validated new addresses since the Census. This population level yields a density of 2,098 persons per square kilometer, which exceeds the national average for locations analyzed by AreaSearch.
The 9.1% growth rate in the suburb of Bella Vista since the 2021 Census outpaced the broader SA3 area (5.3%) as well as the state, establishing it as a regional growth leader. The primary driver of this demographic expansion was overseas migration, which accounted for roughly 73.0% of the overall population growth in recent times, though natural growth and interstate migration also made positive contributions. AreaSearch utilizes ABS/Geoscience Australia projections for each SA2 area, which were published in 2024 using 2022 as the base year. For SA2 areas where this data is unavailable, projections from the NSW State Government released in 2022 using 2021 as the base year are used. Growth rates by age brackets from these datasets are applied to all locations for the years 2032 to 2041. Looking at future demographic trends in the suburb of Bella Vista, projections indicate population growth above the national median, with the area expected to gain 1,327 residents by 2041 based on aggregated SA2-level projections, representing a total increase of 12.1% over the 16 years.
Frequently Asked Questions - Population
316 new dwellings have been approved in Bella Vista over the past five years, an average of 63 a year. That is 7.5 approvals per 1,000 residents. Of the 55 dwellings approved in the latest reporting year, 18% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 27, 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
An analysis of ABS building approvals by AreaSearch indicates that Bella Vista averages roughly 63 new home approvals annually, with a total of approximately 316 homes approved over the last 5 financial years. In the current financial year of FY-26, 25 approvals have been documented so far. With an average of 1.9 new residents per constructed dwelling over the 5 financial years from FY-21 to FY-25, housing supply and demand remain well-balanced, supporting steady market conditions. However, recent figures show this ratio has risen to 11.9 people per dwelling over the past 2 financial years, pointing to rising local demand and potential supply constraints.
Development projects carry an average expected construction cost of $751,000, indicating a focus by developers on higher-end, premium properties. Furthermore, commercial approvals totaling $33.7 million have been registered in the current financial year, pointing to strong local business investment. In comparison to Greater Sydney, Bella Vista records about 75% of the construction activity per resident, placing it in the 16th percentile of all analyzed locations nationally, which restricts options for prospective buyers and supports demand for established homes. Newly approved residential developments consist of 18.0% detached dwellings and 82.0% townhouses or apartments. This shift toward higher-density options offers accessible paths for buyers and fits the needs of downsizers, investors, and first-time buyers. This represents a major change from the current housing mix, where houses make up 82.0% of properties, indicating a reduction in available development land alongside shifting lifestyle choices and housing affordability constraints. With approximately 1045 people per approval, Bella Vista exhibits the characteristics of a mature and established locality. Projections indicate that Bella Vista will add 1,109 residents by 2041 compared to the most recent quarterly estimate from AreaSearch. Based on current building trends, the supply of new housing is expected to satisfy demand, offering favorable buying conditions and potentially supporting population growth beyond current forecasts.
Frequently Asked Questions - Development
Development applications around Bella Vista
Loading development applications…
| 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. 33 are already under construction and 41 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 projects, major developments, and planning decisions are key factors in regional performance. AreaSearch has identified 29 active projects expected to influence the area. Significant developments include Norwest City, Norwest Quarter, Asora Norwest SHAWOOD, and the Norwest Private Hospital Theatre and Endoscopy Upgrade, with details on the most relevant projects listed below.
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
Norwest City
A $3 billion+ masterplanned transformation by Mulpha, evolving the 377-hectare Norwest Business Park into a smart city and innovation hub. Stage 1 of Norwest Quarter (Banksia and Lacebark) was completed in December 2025, delivering 196 net-zero ready apartments with retail opening in Q2 2026. The $2.14 billion Norwest Marketown redevelopment received planning approval in September 2025 to create a mixed-use town center. The precinct features 46 hectares of open space and LoRaWAN smart infrastructure, targeting 60,000 workers by the 2040s.
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.
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.
5,144 residents of Bella Vista are employed, from a labour force of 5,252. Unemployment sits at 2.1%, with participation at 71.2%. 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 12,611, 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 is characterized by a highly educated workforce with strong representation in professional services, an unemployment rate of only 2.1%, and steady employment levels over the past year, according to aggregated statistical area data from AreaSearch. As of March 2026, there are 5,144 working residents, and the unemployment rate of 2.1% is lower than the Greater Sydney rate of 4.1%. Workforce participation stands at a standard 71.2%, compared to 69.1% across Greater Sydney. Census responses show that a significant 50.7% of residents worked from home, although this figure should be viewed in light of COVID-19 lockdown measures.
The local workforce is primarily employed in health care & social assistance, professional & technical services, and finance & insurance. The area is highly specialized in health care & social assistance, with its employment share in this sector reaching 1.3 times the regional average. Conversely, transport, postal & warehousing has a minor footprint, accounting for 3.2% of employment compared to 5.3% regionally. Recording 1.3 jobs for every resident at the time of the Census, the area serves as a major employment center, hosting more jobs than working residents and drawing in employees from neighboring localities. Based on AreaSearch analysis of SALM and ABS data for the broader statistical area, the 12-month period saw employment rise by 0.2% while the labor force contracted by 0.5%, leading to a decrease of 0.6 percentage points in the unemployment rate. Over the same timeframe, Greater Sydney saw employment and labor force both grow by 1.9%, with a minor decrease in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 offer additional context on future demand in Bella Vista. These projections, spanning five and ten-year periods, have been mapped against the local employment profile. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary by industry. Applying these industry projections to the local employment mix suggests Bella Vista's employment could grow by 7.3% over five years and 14.9% over ten years, assuming a simple weighted extrapolation that does not account for localized population trends.
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
According to the latest ATO data aggregated by AreaSearch for the 2023 financial year, the income level in Bella Vista is among the highest in Australia. The median income for taxpayers is $65,666, while the average income is $86,310, compared to Greater Sydney averages of $60,817 and $83,003 respectively. Factoring in Wage Price Index growth of 10.32% since the 2023 financial year, current estimates as of March 2026 would be approximately $72,443 for median income and $95,217 for average income. Census data shows that household, family, and personal incomes in Bella Vista all rank in the top tier, placing between the 85th and 99th percentiles nationally.
In terms of income distribution, the largest cohort consists of 43.9% of local residents (4,016 people) earning in the $4000+ bracket, whereas the leading cohort regionally is the $1,500 - 2,999 bracket at 30.9%. High earners are highly represented, with 58.7% earning more than $3,000 per week, showing strong purchasing power. Housing expenses consume 13.9% of income, while high earnings place residents in the 99th percentile for disposable income, and the area's SEIFA income ranking falls into 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
The housing profile in Bella Vista, as of the last Census, consisted of 82.5% houses and 17.5% other dwellings (including townhouses, apartments, and alternative structures), compared to 55.9% houses and 44.1% other dwellings across metropolitan Sydney. Home ownership rates in Bella Vista were higher than the Sydney metropolitan average, standing at 36.9%, with the remaining properties occupied by mortgagors (50.3%) or renters (12.8%). The median monthly mortgage payment of $3,400 was notably higher than the Sydney metropolitan average of $2,427, and the median weekly rent was $740, compared to $470 for metropolitan Sydney.
On a national level, Bella Vista's mortgage payments are significantly higher than the Australian average of $1,863, and rents are well above the national median of $375.
Frequently Asked Questions - Housing
Bella Vista counted 2,423 households at the 2021 Census, an estimated 2,644 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
Family households make up the vast majority of homes at 92.4%, consisting of couples with children at 61.0%, couples without children at 22.9%, and single-parent households at 7.8%. The remaining 7.6% of households are non-family arrangements, with single-person households accounting for 6.4% and group shared houses representing 1.0% of the total. The median household size of 3.4 people is larger than the Greater Sydney average of 2.7.
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
Educational attainment in Bella Vista is significantly higher than broader averages, with 51.0% of residents aged 15 and over holding university qualifications, compared to 30.4% in Australia and 32.2% in NSW. This educational profile positions the population well for knowledge-intensive sectors. Bachelor degrees represent 31.4% of qualifications, followed by postgraduate qualifications at 17.2% and graduate diplomas at 2.4%. Vocational education accounts for 20.5% of qualifications among residents aged 15 and over, consisting of advanced diplomas at 9.8% and certificates at 10.7%. Enrollment rates in formal education are high, with 31.5% of the population currently studying.
This student population includes 10.3% in primary school, 8.6% in high school, and 7.9% in tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Bella Vista reaches 66 stops on 42 routes, timetabled for about 8,000 services a week. The typical home sits about 170 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
Public transport infrastructure in Bella Vista includes 66 active stops, comprising light rail and bus services. These stops support 42 routes, providing a total of 8,027 weekly passenger trips. Transport access is highly rated, with residents living an average of 171 meters from the nearest stop. The area is primarily residential, and most commuters travel out of the suburb, with private cars remaining the primary transport mode at 86% and train travel at 6%. Car ownership averages 2.0 vehicles per household, which is higher than the regional average. A significant 50.7% of residents work from home, based on 2021 Census data, which may reflect COVID-19 conditions.
Service frequency averages 1,146 daily trips across all routes, which corresponds to approximately 121 weekly trips for 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 outcomes in Bella Vista are highly favorable, based on AreaSearch's evaluation of mortality statistics and chronic disease trends, which shows low rates of common health conditions across all age groups. Additionally, private health insurance coverage is exceptionally high, covering approximately 61% of the population (5,579 people), compared to the national average of 55.7%. The most prevalent medical conditions in the area are diabetes and asthma, affecting 5.2% and 4.9% of residents, respectively. Meanwhile, 79.3% of the population reported no chronic medical conditions, compared to 74.6% across Greater Sydney. Residents aged 65 and over make up 14.9% of the population (1,363 people), and health outcomes for this senior demographic are strong, aligning with the positive trends seen in the wider local population.
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 is characterized by a high degree of cultural diversity, with 55.3% of residents speaking a language other than English at home and 50.6% born outside Australia. Christianity is the largest religious group, representing 44.3% of the population. There is a notable concentration of Hinduism, which accounts for 16.2% of residents, compared to the Greater Sydney average of 5.2%. Looking at ancestral backgrounds, the three largest groups in Bella Vista are Other at 20.2%, Chinese at 17.0% (compared to the regional average of 8.4%), and Indian at 12.6% (compared to the regional average of 3.6%).
There are also distinct differences in other ancestral groups: Sri Lankan ancestry is represented at 1.6% (compared to 0.3% regionally), Lebanese at 2.2% (compared to 2.6% regionally), and Korean at 1.4% (compared to 1.1% regionally).
Frequently Asked Questions - Diversity
The median resident of Bella Vista is 40. 23.5% 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 has a median age of 40, which is higher than the Greater Sydney average of 37 and the national median of 38. Compared to Greater Sydney, the 55 - 64 age bracket is overrepresented at 14.8% of the local population, while the 25 - 34 age bracket is underrepresented at 7.8%. Since 2021, the 15 to 24 age bracket has increased from 14.0% to 15.7% of the population, while the 25 to 34 age bracket decreased from 9.7% to 7.8%. Demographic modeling indicates the age profile will change by 2041, with the 75 to 84 cohort projected to grow by 257 people (65%), rising from 393 to 651.
The combined 65+ age groups are expected to account for 55% of the total population growth, reflecting an aging population, while the 0 to 4 and 5 to 14 age cohorts are projected to experience declines.
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 Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 last month 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 Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 — 114 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (8,384 at the 2021 Census → 9,149 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 May 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.