Baulkham Hills vs Bella Vista

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Bella Vista: a median of $2.56 million, against $1.96 million in Baulkham Hills, and rent is higher there too. Baulkham Hills is closer to the city centre: 31.9 km, against 36.6 km. On these figures, Baulkham Hills tends to suit buyers on a tighter budget, while Bella Vista suits couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Baulkham Hills

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (10 vs 0)
  • has more childcare (28 vs 7)
  • has more parks and reserves (27 vs 7)
  • But Bella Vista is already more of a family suburb (90% vs 77%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Baulkham Hills

ahead on 3 of the 4 things we measure here

  • has cheaper land ($1,410,000 vs $2,942,500)
  • has cheaper houses ($1,955,000 vs $2,563,000)
  • has cheaper units ($815,000 vs $1,030,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Baulkham Hills

ahead on the one thing that separates them

  • has cheaper rent ($520/wk vs $740/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Baulkham Hills

ahead on the one thing that separates them

  • sits closer to the CBD (31.9 km vs 36.6 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Baulkham Hills

ahead on the one thing that separates them

  • carries lower crime risk (26/100 vs 37/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Bella Vista

ahead on 2 of the 2 things we measure here

  • is growing faster (7.0% vs 1.0%)
  • returns a higher gross yield on houses (3.2% vs 2.7%)

Weighs house yield and population growth.

Where they sit

Baulkham Hills and Bella Vista drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Baulkham Hills Bella Vista
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Baulkham Hills Bella Vista
Walkability 83 / 83
Baulkham Hills — Walkability: 83/100 Bella Vista — Walkability: 83/100
Safety 74 / 63
Baulkham Hills — Safety: 74/100 Bella Vista — Safety: 63/100
Low fire risk 100 / 100
Baulkham Hills — Low fire risk: 100/100 Bella Vista — Low fire risk: 100/100

Demographics

Baulkham Hills has more residents (37,415 vs 8,384); Bella Vista rents higher ($740/wk vs $520/wk).

Baulkham Hills Bella Vista
Population 37,415
+78% vs other
 8,384
Population trend (2016 → 2021) +1.0% +7.0%
Median age 39 40
Median household income $128,648/yr $182,936/yr
+42% vs other
Median weekly rent $520/wk $740/wk
+42% vs other

Age profile

Share of residents in each band, 2021 Census.

Baulkham Hills Bella Vista
0-4 5.9% / 4.3%
Baulkham Hills — 0-4: 5.9% Bella Vista — 0-4: 4.3%
5-14 15.8% / 14.2%
Baulkham Hills — 5-14: 15.8% Bella Vista — 5-14: 14.2%
15-19 5.9% / 6.8%
Baulkham Hills — 15-19: 5.9% Bella Vista — 15-19: 6.8%
20-24 4.9% / 7.2%
Baulkham Hills — 20-24: 4.9% Bella Vista — 20-24: 7.2%
25-34 9.6% / 9.7%
Baulkham Hills — 25-34: 9.6% Bella Vista — 25-34: 9.7%
35-44 17.5% / 14.0%
Baulkham Hills — 35-44: 17.5% Bella Vista — 35-44: 14.0%
45-54 13.8% / 14.7%
Baulkham Hills — 45-54: 13.8% Bella Vista — 45-54: 14.7%
55-64 10.4% / 14.8%
Baulkham Hills — 55-64: 10.4% Bella Vista — 55-64: 14.8%
65-74 9.0% / 10.1%
Baulkham Hills — 65-74: 9.0% Bella Vista — 65-74: 10.1%
75-84 5.3% / 3.3%
Baulkham Hills — 75-84: 5.3% Bella Vista — 75-84: 3.3%
85+ 1.9% / 0.9%
Baulkham Hills — 85+: 1.9% Bella Vista — 85+: 0.9%

Bars are drawn against the largest share shown (17.5%).

Who lives together

Household composition, 2021 Census.

Baulkham Hills 64.7% couple families
Baulkham Hills — Couple Families: 64.7% Baulkham Hills — Lone Person: 19.8% Baulkham Hills — One Parent Families: 12.5% Baulkham Hills — Group Household: 2.1% Baulkham Hills — Other Families: 0.9%
Bella Vista 79.0% couple families
Bella Vista — Couple Families: 79.0% Bella Vista — Lone Person: 8.1% Bella Vista — One Parent Families: 10.6% Bella Vista — Group Household: 1.3% Bella Vista — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Baulkham Hills 22.8% renting
Baulkham Hills — Owned Outright: 33.3% Baulkham Hills — Mortgage: 43.9% Baulkham Hills — Renting: 22.8%
Bella Vista 12.9% renting
Bella Vista — Owned Outright: 37.1% Bella Vista — Mortgage: 50.0% Bella Vista — Renting: 12.9%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Baulkham Hills Bella Vista
Bachelor Degree 20.0% / 23.9%
Baulkham Hills — Bachelor Degree: 20.0% Bella Vista — Bachelor Degree: 23.9%
Postgraduate Degree 10.2% / 13.1%
Baulkham Hills — Postgraduate Degree: 10.2% Bella Vista — Postgraduate Degree: 13.1%
Advanced Diploma / Diploma 8.0% / 7.4%
Baulkham Hills — Advanced Diploma / Diploma: 8.0% Bella Vista — Advanced Diploma / Diploma: 7.4%
Certificate III & IV 9.0% / 6.2%
Baulkham Hills — Certificate III & IV: 9.0% Bella Vista — Certificate III & IV: 6.2%
Graduate Diploma / Certificate 2.0% / 1.9%
Baulkham Hills — Graduate Diploma / Certificate: 2.0% Bella Vista — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (23.9%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Baulkham Hills Bella Vista
India 7.5% / 10.7%
Baulkham Hills — India: 7.5% Bella Vista — India: 10.7%
China 8.2% / 8.7%
Baulkham Hills — China: 8.2% Bella Vista — China: 8.7%
Sri Lanka 1.6% / 4.5%
Baulkham Hills — Sri Lanka: 1.6% Bella Vista — Sri Lanka: 4.5%
England 2.3% / 1.9%
Baulkham Hills — England: 2.3% Bella Vista — England: 1.9%
Philippines 1.2% / 2.0%
Baulkham Hills — Philippines: 1.2% Bella Vista — Philippines: 2.0%
Iran 1.7% / —
Baulkham Hills — Iran: 1.7% Bella Vista — Iran: not among its largest

Bars are drawn against the largest share shown (10.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Baulkham Hills 75.4% houses
Baulkham Hills — Houses: 75.4% Baulkham Hills — Townhouses: 13.3% Baulkham Hills — Flats / Apartments: 11.3%
Bella Vista 82.4% houses
Bella Vista — Houses: 82.4% Bella Vista — Townhouses: 16.1% Bella Vista — Flats / Apartments: 1.5%
Houses Townhouses Flats / Apartments

Property market

Baulkham Hills Bella Vista
Median house price $1,955,000 $2,563,000
Median unit price $815,000 $1,030,000
Median land price $1,410,000 $2,942,500
Typical days to sell (houses) 23 days
from 409 sales
 25 days
from 88 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Baulkham Hills Bella Vista
3 bed $1.8M / $1.62M
Baulkham Hills — 3 bed: $1.8M (140 sales) Bella Vista — 3 bed: $1.62M (8 sales)

140 vs 8 sales

4 bed $2M / $2.3M
Baulkham Hills — 4 bed: $2M (225 sales) Bella Vista — 4 bed: $2.3M (40 sales)

225 vs 40 sales

5 bed $2.12M / $2.71M
Baulkham Hills — 5 bed: $2.12M (69 sales) Bella Vista — 5 bed: $2.71M (57 sales)

69 vs 57 sales

6 bed $2.25M / $3.7M
Baulkham Hills — 6 bed: $2.25M (21 sales) Bella Vista — 6 bed: $3.7M (11 sales)

21 vs 11 sales

Zoning mix

Bella Vista has more commercially zoned land (26% vs 1%).

Baulkham Hills Bella Vista
Residential 82% 56%
Commercial 1% 26%
Parks and recreation 13% 12%
Infrastructure and transport 3% 6%
Environmental 1% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Baulkham Hills Bella Vista
New dwellings approved 2,648
across The Hills
same for both
Approvals change year on year -4%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Baulkham Hills Bella Vista
Houses 2.7%
$885/wk on $1.68M
 3.2%
$1,275/wk on $2.05M
Units 4.8%
$650/wk on $704K
 —

Ranking within NSW

Baulkham Hills Bella Vista
House price Higher than 84% of NSW Higher than 91% of NSW
Income Higher than 88% of NSW Higher than 99% of NSW
Schools Higher than 94% of NSW —
Walkability Higher than 93% of NSW
same for both
Affordability Higher than 34% of NSW Higher than 39% of NSW
EV adoption Higher than 96% of NSW
same for both
NBN connectivity Higher than 89% of NSW Higher than 92% of NSW
Rental yield (houses) Higher than 12% of NSW Higher than 31% of NSW
Rental yield (units) Higher than 57% of NSW —

Liveability

Baulkham Hills Bella Vista
Grade A+ A
Score 88/100 87/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bella Vista carries more crime risk (37 vs 26).

Baulkham Hills Bella Vista
Bushfire None
0/100
same for both
Crime Low
26/100
 Low
37/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 7
within 5 km

Schools

Baulkham Hills Bella Vista
Inside the suburb 10 0
Rated above peers 7 0
Rated at peers 2 0
Rated below peers 0
same for both
Universities within 10 km 2
Western Sydney University - Parramatta, 6.8 km
 2
Western Sydney University - Parramatta, 9.8 km
Full-time students aged 15–24 2.9% 4.9%

Schools in Baulkham Hills

  • Baulkham Hills High School Government · Secondary above peers
  • Baulkham Hills North Public School Government · Primary above peers
  • Crestwood High School Government · Secondary above peers
  • Crestwood Public School Government · Primary above peers
  • Jasper Road Public School Government · Primary above peers
  • Matthew Pearce Public School Government · Primary above peers

Schools in Bella Vista

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Baulkham Hills Bella Vista
Supermarkets 4 1
Cafes & restaurants 5 19
Parks & reserves 27 7
Childcare 28 7
GPs 5 6
Pharmacies 4 3
Hospitals 0 1
Banks & Bank@Post 3 1
Fuel stations 3 1
Waterways 17 3

Mobility

Bella Vista sits further from the CBD (36.6 km vs 31.9 km).

Baulkham Hills Bella Vista
Walkability score 83/100
same for both
Distance to Sydney 31.9 km 36.6 km
+15% vs other
Drive time (normal traffic) 33 min
same for both
Public transport score 79/100
Bus
 79/100
Rail · Bus
Peak arrivals per hour 1220.5
7-9am + 5-7pm
 305.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.6%
postcode 2153
same for both
Rooftop solar per 100 dwellings 44
postcode 2153
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Baulkham Hills Bella Vista
Worked from Home 53.4% / 51.4%
Baulkham Hills — Worked from Home: 53.4% Bella Vista — Worked from Home: 51.4%
Car (driver) 38.9% / 41.1%
Baulkham Hills — Car (driver): 38.9% Bella Vista — Car (driver): 41.1%
Car (passenger) 2.5% / 2.7%
Baulkham Hills — Car (passenger): 2.5% Bella Vista — Car (passenger): 2.7%
Bus 3.0% / 1.4%
Baulkham Hills — Bus: 3.0% Bella Vista — Bus: 1.4%
Train 1.3% / 2.3%
Baulkham Hills — Train: 1.3% Bella Vista — Train: 2.3%

Bars are drawn against the largest share shown (53.4%).

Setting

Baulkham Hills Bella Vista
Elevation 79 m
above sea level, at the suburb centre
 99 m
above sea level, at the suburb centre
Distance to the ocean 25.2 km 28.4 km

NBN connectivity

Baulkham Hills Bella Vista
Connectivity score 79/100 85/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 16%
13,559 premises
 61%
3,878 premises

Climate

Baulkham Hills Bella Vista
Annual rainfall 932 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Baulkham Hills Bella Vista
PM2.5 6.1 µg/m³ 6.7 µg/m³
PM10 16.9 µg/m³ 17.6 µg/m³
NO₂ 0.83 pphm 0.88 pphm

Council rates

Baulkham Hills Bella Vista
Average residential rate $1,204/yr
same for both
Council The Hills
same for both

Federal electorate

Baulkham Hills Bella Vista
Division Mitchell
same for both
Member Alex Hawke
same for both
Party Liberal
same for both

First Home Owner Grant

Baulkham Hills Bella Vista
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Baulkham Hills

Multicultural Outer Parks Premium Professionals River

Bella Vista

Multicultural Outer Parks Premium Professionals River

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Full data on Baulkham Hills Full data on Bella Vista
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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