Thinking about buying your first home in Bella Vista (2153)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Bella Vista is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Bella Vista a good suburb to buy in 2026?
Bella Vista (2153) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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60 min
56 min
17 min
31 min
67 min
Approximate off-peak driving times: straight-line distance × a Sydney detour factor at 35 km/h. Real road times will vary. Saved on this device.
The verdict
Who it is for
Bella Vista suits high-income families who prioritise space, greenery, and school access over urban convenience. The median household income of $3,518 per week reflects the financial weight needed here. Public school ICSEA scores average 1,131, and Baulkham Hills High School is within reach for selective entry. With 85% owner-occupancy and 82% separate houses, this is a settled, family-oriented suburb where the median house price of $2,436,500 sets a firm floor.
Who would not love it
The walkability score sits at the 13th percentile in Sydney, and within 1.6 kilometres there are zero supermarkets, zero cafes, zero medical services, and zero gyms. You will drive for almost everything. The off-peak commute to the CBD is around 42 minutes, and that is off-peak. Units have lost 5.3% in value over the past year on only 23 sales, a thin and softening market. First home buyers are locked out entirely, with no FHBAS eligibility at the median house price.
What to verify before you bid
- Check whether your specific lot sits within the 8.4% of postcode area mapped as bushfire-prone land, and obtain a Section 10.7 certificate to confirm applicable planning overlays before exchanging contracts. - The unit market recorded only 23 sales with a 5.3% price fall. If you are considering a unit, scrutinise the strata records and owners corporation financials carefully for deferred maintenance or special levies. - Confirm your household's realistic transport plan. The 85 transport services counted within 1.6 km suggest stops exist, but the walkability score of 13 indicates day-to-day car dependence is near-certain.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Bella Vista?
BOCSAR · BELLA VISTA 2153
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K3,05312 mo to Dec 2025
VS GREATER SYDNEY−62%Below Sydney average
5-YR TREND (LGA)Trend unavailableHills Shire
Within LGA: Hills Shire
TOP OFFENCE CATEGORIES
THEFT55%81 reports
ASSAULT24%36 reports
LIQUOR OFFENCES20%30 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED41%
NON-DOMESTIC59%
Across 34 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Bella Vista
33
GoodAQI · NSW DCCEEW
14:21 AEST
Parramatta North station · 5.5 km from centroid
12-month median:AQI 31 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
8.2µg/m³
24-hr avg
PM10i
14.9µg/m³
24-hr avg
NO₂i
2.1pphm
1hr reading
AQI · last 12 months · daily mean
Parramatta North station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Based on 83 new bond lodgements this quarter.
Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
$700per week
Sep 2025 · 83 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Castle Hill2154
$780▲$80
3.5 km away
Seven Hills2147
$615▼$85
3.5 km away
Northmead2152
$600▼$100
3.7 km away
Stanhope Gardens2768
$790▲$90
4.6 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2153
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2153. Expected back by Q3 2026.
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Compare Bella Vista with another suburb
Also in Hills Shire
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Hills Shire postcodes, or explore the full Hills Shire suburb index.
Bella Vista is the primary suburb with postcode 2153 in New South Wales. In some cases multiple suburbs share the same postcode — Bella Vista is the main locality.
Which local government area is Bella Vista in?
Bella Vista (2153) is located in the Hills Shire local government area in New South Wales.
What data does Stickybeak show for Bella Vista?
Stickybeak shows 16 data cards for Bella Vista (2153) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Bella Vista flood prone?
Flood risk varies street by street in Bella Vista. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Bella Vista?
The Schools card on this page lists primary and secondary schools within the catchment area for Bella Vista (2153), including their NAPLAN performance data and distance from the suburb centre.
Is Bella Vista (2153) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Bella Vista (2153). Eligibility depends on the purchase price and your individual circumstances.
How is Bella Vista changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Bella Vista (2153) using data from NSW Planning, the ATO, and the ABS.
