Bella Vista at a glance
Median house
$2,557,500
+4.4% over 12 months
Median unit
$437,040
Weekly rent
$900
Houses · units $750
Gross yield
1.8%
Houses, on the median
Population
8,384
Median age 40
Walk score
86
Very walkable
Prices: Median of 86 house sales · NSW Valuer General · calendar 2025 · Rent: NSW rental bond data (postcode 2153), June 2026 · Population: 2021 Census
Houses change hands at $2,557,500 on a typical sale, well above the NSW median (86 house sales, NSW Valuer General, calendar 2025). Units come in around $437,040, roughly 83% below the house median. The 12-month picture is one of steady growth (+4.4%).
For buyers
A 20% deposit on the median house works out to roughly $512,000. Prices sit well above the NSW median, so plan for a stretched deposit and shop carefully on borrowing capacity.
For sellers
Twelve-month growth is +4.4%, supporting confident pricing at the upper end of recent comparables.
Market
House prices in Bella Vista.
Median house price
$2,557,500
+4.4% over the past year. Median unit price $437,040.
Median of 86 house sales · NSW Valuer General · calendar 2025
Rental and ownership
Weekly rent (house)
$900/wk
Weekly rent (unit)
$750/wk
Owner occupied
85%
Renter occupied
13%
At a deeper level
$2,557,500
+4.4% annual growth
$437,040
8,384
Median age: 40
Rental data as of June 2026· rental-nsw
5-year trajectory
at +4.4%/yr
2021
$2.1M
5-year change
+24%
2026
$2.6M
Trajectory derived from the current median compounded at the suburb’s annual growth rate, not raw sale-by-sale history.
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The brief
What to know about Bella Vista.
Bella Vista's median house price is $2,557,500 (median of 86 house sales recorded by the NSW Valuer General in calendar 2025).
Postcode 2153 (NSW), City of Parramatta, part of Greater Sydney.
Bella Vista (2153) sits in the Parramatta region of NSW. The median house here is $2,557,500, well above the NSW median of around $1.10M. Prices have moved +4.4% over the past year, ahead of the NSW average (3%).
Bella Vista has roughly 8,384 residents, with a typical family-age mix. Households are predominantly owner-occupied. Day-to-day life here is very walkable, with most errands manageable on foot.
Side by side
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Median, growth, schools, walkability, all in one view.
Day to day
What it’s like to live here.
Bella Vista scores 86/100 on walkability, which makes it very walkable with limited public transport. Coffee, groceries and a meal out are mostly walking-distance, which keeps a household viable on one car.
Summer days here average around 26°C (mild), winter mornings around 8°C (mild). Annual rainfall lands at about 1302mm. Data comes from the Bureau of Meteorology's Sydney (Observatory Hill) station, 32.5km away.
Schooling within or near the suburb covers 12 government primary, 3 government secondary, 4 Catholic.
Who lives here
Demographics.
The 2021 Census put Bella Vista's population at 8,384, with a median age of 40. That sits as a typical family-age mix. Households are predominantly owner-occupied (85% own, 13% rent), which shapes everything from school catchment stability to how often properties turn over. The household mix skews family-dominated (92% family households, 6% lone person), so amenity decisions tend to follow what families want: parks, schools, supermarkets.
Population
8,384
Median age
40
Family households
92%
Lone person
6%
Demographics data as of May 2026· ABS 2021 Census
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For investors
Investment overview.
Gross rental yield on houses sits at 1.83% (median rent $900/wk against a $2,557,500 price tag). Units yield 8.92% gross, often the better cash-flow play for first-time investors. Renter share is modest (13%), so the rental pool is smaller and tenant demand can be patchier than in higher-density suburbs.
Gross Yield (House)
Source: NSW Valuer General (PSI) · Sept 20261.83%
Based on $2,557,500 median
Gross Yield (Unit)
Source: NSW Valuer General (PSI) · Sept 20268.92%
Based on $437,040 median
Annual Growth (House)
Source: NSW Valuer General (PSI) · Sept 2026+4.4%
Year-on-year capital growth
Annual Growth (Unit)
Source: NSW Valuer General (PSI) · Sept 2026–
Year-on-year capital growth
Owner Occupancy
Source: ABS Census 2021 · May 202685%
Higher = more owner-occupier demand
Days on Market
Source: NSW Valuer General (PSI) · Sept 2026–
Lower = higher buyer demand
Gross rental yield is annual rent divided by purchase price, before expenses. It does not account for vacancy rates, management fees, maintenance, or financing costs. Use this as a starting point for further research.
Safety
Crime and safety.
133
total offences in 2026
Top offence categories
Crime statistics are reported at LGA level and may cover a broader area than this suburb.
Source: State Police Open Data
Crime data as of January 2026· State Police Open Data
Getting around
Walkability.
86
0
100
Scores calculated from OpenStreetMap data (ODbL)
Walkability data as of May 2026· OpenStreetMap
Place
Location.
Amenities
Transport
Education
Schools in Bella Vista.
Local schools for Bella Vista
View the catchment for each school to find out more.
Government School Catchment
Glenwood High School
Bella Vista Public School
Parklea Public School
© ACARA, licensed under CC BY 4.0.
Climate
Weather year-round.
Annual Rainfall
1302 mm
Hottest Month (avg max)
26.2°C
Coldest Month (avg min)
8.4°C
Monthly Rainfall (mm)
Weather data from BOM station Sydney (Observatory Hill) (33 km away)
Climate data as of May 2026· Bureau of Meteorology
Frequently asked
About Bella Vista.
- What is the median house price in Bella Vista?
- The median house price in Bella Vista, NSW 2153 is $2,557,500 (median of 86 house sales recorded by the NSW Valuer General in calendar 2025). The median unit price is $437,040. Annual growth is +4.4%.
- How much is my house worth in Bella Vista?
- A useful starting point is the Bella Vista median house price of $2,557,500 (units $437,040). Your home will sit above or below that depending on land size, condition, position and what comparable homes nearby have sold for recently. For a figure specific to your property, request a free property appraisal from a local agent using the form on this page.
- Is Bella Vista a good investment?
- On the published figures, the gross rental yield on houses in Bella Vista is 1.8%: the median weekly house rent is $900 (NSW rental bond data (postcode 2153), June 2026) against the median house price of $2,557,500 (NSW Valuer General, calendar 2025). The median house price rose 4.4% over 12 months on the same NSW Valuer General figures. Whether Bella Vista is a good investment for you depends on the price you pay, your loan and holding costs, vacancy and your tax position. These are published market figures, not financial advice.
- What is the Bella Vista postcode?
- Bella Vista is in the 2153 postcode, in NSW, in the City of Parramatta region.
- Where is Bella Vista?
- Bella Vista is a suburb of Sydney, in NSW 2153. It is part of the Greater Sydney area, in the City of Parramatta region.
- What is the average rent in Bella Vista?
- The median weekly rent for houses is $900, for units it's $750.
- What schools are in Bella Vista?
- There are 20 schools serving Bella Vista on this page, including Glenwood High School, Bella Vista Public School, Parklea Public School.
- How walkable is Bella Vista?
- Bella Vista has a Walk Score of 86 out of 100, very walkable. transit score 0, bike score 100.
- What suburbs are near Bella Vista?
- Bella Vista is close to Glenwood, Crestwood, Kings Langley, Stanhope Gardens, Parklea.
- What is the population of Bella Vista?
- The population of Bella Vista is approximately 8,384 (2021 Census). The median age is 40.
Bella Vista
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Sources cited
Median, growth and rental data from state revenue offices and ABS. Census from ABS 2021. Climate from BoM. Hazard from Geoscience Australia. School data from ACARA. Crime from state police open data. Full methodology →
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