Is Bella Vista or Kellyville more expensive?

Bella Vista has the higher median house price ($2.44M) compared with $1.90M in Kellyville.

Which is better for renters — Bella Vista or Kellyville?

Median weekly rent is $790/wk in Bella Vista and $770/wk in Kellyville, making Kellyville the more affordable rental market.

Is Bella Vista or Kellyville 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 Bella Vista vs Kellyville?

Bella Vista has 10 schools in the postcode, and Kellyville has 11. Note that school catchments can extend across postcode boundaries.

Suburb comparison

Bella Vista vs Kellyville: which Sydney suburb suits you?

The key differences: Bella Vista commands a $537K premium on median property price over Kellyville; Kellyville has more schools within the postcode. The table below covers all available metrics.

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

Hills Shire

Bella Vista

2153

Hills Shire

Kellyville

2155

Side-by-side comparison

Comparison of Bella Vista (2153) and Kellyville (2155) across 13 metrics in four sections.
Metric	Bella Vista	Kellyville
SAFETYSafety Even (1 each)
Sub-grade	C+(0)	C+▲(0)
Flood zone coverage	—	—
Bushfire zone coverage	8.4%▲	34.3%
FAMILYFamily Kellyville leads on 2 of 2
Sub-grade	C+(0)	B▲(0)
SEIFA advantage decile	10/10	10/10
Schools in postcode	10	11▲
FINANCEFinance Even (1 each)
Sub-grade	B▲(0)	B-(0)
Median house price	$2.44M	$1.90M
Median unit price	$1.09M	$816K
Median weekly rent	$790/wk	$770/wk
Annual price growth	+1.6%	+3.8%▲
LIFESTYLELifestyle Kellyville leads on 2 of 2
Sub-grade	C-(0)	C+▲(0)
Walkability percentile	13	58▲

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

Which suits you?

Choose Bella Vista if...

Tied on Safety, Finance.

Choose Kellyville if...

Kellyville leads on Family, Lifestyle
You want a lower entry price for a house
You are renting first and want lower weekly outgoings
School options within walking distance matter

Tied on Safety, Finance.

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Common questions

Is Bella Vista or Kellyville more expensive?: Bella Vista has the higher median house price ($2.44M) compared with $1.90M in Kellyville.
Which is better for renters — Bella Vista or Kellyville?: Median weekly rent is $790/wk in Bella Vista and $770/wk in Kellyville, making Kellyville the more affordable rental market.
Is Bella Vista or Kellyville 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 Bella Vista vs Kellyville?: Bella Vista has 10 schools in the postcode, and Kellyville has 11. Note that school catchments can extend across postcode boundaries.

Full suburb profiles

Bella Vista 2153 →Kellyville 2155 →