Is Baulkham Hills or Bella Vista more expensive?

Bella Vista has the higher median house price ($2.44M) compared with $1.92M in Baulkham Hills.

Which is better for renters — Baulkham Hills or Bella Vista?

Median weekly rent is $790/wk in Baulkham Hills and $790/wk in Bella Vista, making Bella Vista the more affordable rental market.

Flood mapping coverage varies by postcode — see the flood risk pages for both suburbs for authoritative NSW data.

Baulkham Hills has 10 schools in the postcode, and Bella Vista has 10. Note that school catchments can extend across postcode boundaries.

Suburb comparison

The key differences: Bella Vista commands a $518K premium on median property price over Baulkham Hills. The table below covers all available metrics.

Last refreshed May 2026 (most cards). Per-card sources show exact dates.

Hills Shire

Baulkham Hills

2153

Hills Shire

Bella Vista

2153

Comparison of Baulkham Hills (2153) and Bella Vista (2153) across 13 metrics in four sections.
Metric	Baulkham Hills	Bella Vista
SAFETYSafety Baulkham Hills leads on 1 of 1
Sub-grade	C+▲(0)	C+(0)
Flood zone coverage	—	—
Bushfire zone coverage	8.4%	8.4%
FAMILYFamily
Sub-grade	C+(0)	C+(0)
SEIFA advantage decile	10/10	10/10
Schools in postcode	10	10
FINANCEFinance Even (1 each)
Sub-grade	B(0)	B▲(0)
Median house price	$1.92M	$2.44M
Median unit price	$870K	$1.09M
Median weekly rent	$790/wk	$790/wk
Annual price growth	+8.7%▲	+1.6%
LIFESTYLELifestyle
Sub-grade	C-(0)	C-(0)
Walkability percentile	13	13

Median prices show levels, not better-or-worse for a buyer. See the suburb pages for context.

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Choose Bella Vista if...

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Is Baulkham Hills or Bella Vista more expensive?: Bella Vista has the higher median house price ($2.44M) compared with $1.92M in Baulkham Hills.
Which is better for renters — Baulkham Hills or Bella Vista?: Median weekly rent is $790/wk in Baulkham Hills and $790/wk in Bella Vista, making Bella Vista the more affordable rental market.
Is Baulkham Hills or Bella Vista at higher flood risk?: Flood mapping coverage varies by postcode — see the flood risk pages for both suburbs for authoritative NSW data.
How many schools are in Baulkham Hills vs Bella Vista?: Baulkham Hills has 10 schools in the postcode, and Bella Vista has 10. Note that school catchments can extend across postcode boundaries.

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