Kellyville vs Bella Vista.
Comparing two suburbs with median house prices of $1,875,000 and $2,557,500.
Kellyville (median $1,875,000) is roughly 27% cheaper to buy into than Bella Vista ($2,557,500). Over the past year, Bella Vista (+4.4%) ran 5.7 percentage points ahead of Kellyville (-1.3%) on house-price growth.
Bella Vista scores higher on walkability (22/100 vs 86/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kellyville (1113) sits above Bella Vista (1079).
For buyers
Kellyville is the lower entry point at $1,875,000 median, 27% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Kellyville delivers the better gross yield (2.55% vs 1.83%), but Bella Vista has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Kellyville edges out on average school ICSEA (1113 vs 1079).
Common questions
Is Kellyville or Bella Vista cheaper to buy in?
Kellyville has the lower median house price at $1,875,000, roughly 27% below Bella Vista ($2,557,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kellyville or Bella Vista?
Over the past 12 months, Bella Vista grew +4.4% vs -1.3% in Kellyville, a gap of 5.7 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Kellyville or Bella Vista have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kellyville scores 1113 vs 1079 in Bella Vista. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Kellyville or Bella Vista?
Bella Vista scores 86/100 on walkability vs 22/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Kellyville or Bella Vista?
Gross rental yield on houses is 2.55% in Kellyville vs 1.83% in Bella Vista. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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