Bella Vista vs Glenwood

Glenwood is the younger of the two, with a median age of 37 against 40 in Bella Vista. In both, the large majority of households own their home, the large majority of homes are detached houses, and the large majority of households are couple families. Houses cost more in Bella Vista: a median of $2.56 million, against $1.7 million in Glenwood, and rent is higher there too. On these figures, Glenwood tends to suit buyers on a tighter budget.

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

Glenwood

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (4 vs 0)
  • has more childcare (10 vs 7)
  • has more separate houses rather than flats (97% vs 82%)

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

First-home buyers

Glenwood

ahead on the one thing that separates them

  • has cheaper houses ($1,700,000 vs $2,563,000)

Weighs house prices and mortgage stress.

Renters

Glenwood

ahead on the one thing that separates them

  • has cheaper rent ($590/wk vs $740/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Bella Vista

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (18% vs 3%)
  • has more GPs (6 vs 4)

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

Investors

Bella Vista

ahead on the one thing that separates them

  • is growing faster (7.0% vs -1.9%)

Weighs house yield and population growth.

Where they sit

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

Bella Vista Glenwood
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.

Bella Vista Glenwood
Walkability 83 / 88
Bella Vista — Walkability: 83/100 Glenwood — Walkability: 88/100
Safety 63 / 71
Bella Vista — Safety: 63/100 Glenwood — Safety: 71/100
Low fire risk 100 / 100
Bella Vista — Low fire risk: 100/100 Glenwood — Low fire risk: 100/100

Demographics

Glenwood has more residents (15,829 vs 8,384); Bella Vista rents higher ($740/wk vs $590/wk).

Bella Vista Glenwood
Population 8,384 15,829
+89% vs other
Population trend (2016 → 2021) +7.0% -1.9%
Median age 40 37
Median household income $182,936/yr
+13% vs other
 $159,536/yr
Median weekly rent $740/wk
+20% vs other
 $590/wk

Age profile

Share of residents in each band, 2021 Census.

Bella Vista Glenwood
0-4 4.3% / 5.1%
Bella Vista — 0-4: 4.3% Glenwood — 0-4: 5.1%
5-14 14.2% / 15.9%
Bella Vista — 5-14: 14.2% Glenwood — 5-14: 15.9%
15-19 6.8% / 8.0%
Bella Vista — 15-19: 6.8% Glenwood — 15-19: 8.0%
20-24 7.2% / 7.4%
Bella Vista — 20-24: 7.2% Glenwood — 20-24: 7.4%
25-34 9.7% / 9.9%
Bella Vista — 25-34: 9.7% Glenwood — 25-34: 9.9%
35-44 14.0% / 16.8%
Bella Vista — 35-44: 14.0% Glenwood — 35-44: 16.8%
45-54 14.7% / 15.9%
Bella Vista — 45-54: 14.7% Glenwood — 45-54: 15.9%
55-64 14.8% / 11.1%
Bella Vista — 55-64: 14.8% Glenwood — 55-64: 11.1%
65-74 10.1% / 6.8%
Bella Vista — 65-74: 10.1% Glenwood — 65-74: 6.8%
75-84 3.3% / 2.7%
Bella Vista — 75-84: 3.3% Glenwood — 75-84: 2.7%
85+ 0.9% / 0.5%
Bella Vista — 85+: 0.9% Glenwood — 85+: 0.5%

Bars are drawn against the largest share shown (16.8%).

Who lives together

Household composition, 2021 Census.

Bella Vista 79.0% couple families
Bella Vista — Couple Families: 79.0% Bella Vista — One Parent Families: 10.6% Bella Vista — Lone Person: 8.1% Bella Vista — Group Household: 1.3% Bella Vista — Other Families: 1.0%
Glenwood 77.2% couple families
Glenwood — Couple Families: 77.2% Glenwood — One Parent Families: 11.9% Glenwood — Lone Person: 8.2% Glenwood — Group Household: 1.5% Glenwood — Other Families: 1.1%
Couple Families One Parent Families Lone Person Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bella Vista 12.9% renting
Bella Vista — Owned Outright: 37.1% Bella Vista — Mortgage: 50.0% Bella Vista — Renting: 12.9%
Glenwood 19.9% renting
Glenwood — Owned Outright: 24.9% Glenwood — Mortgage: 55.2% Glenwood — Renting: 19.9%
Owned outright Mortgage Renting

Qualifications

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

Bella Vista Glenwood
Bachelor Degree 23.9% / 20.5%
Bella Vista — Bachelor Degree: 23.9% Glenwood — Bachelor Degree: 20.5%
Postgraduate Degree 13.1% / 10.2%
Bella Vista — Postgraduate Degree: 13.1% Glenwood — Postgraduate Degree: 10.2%
Advanced Diploma / Diploma 7.4% / 7.8%
Bella Vista — Advanced Diploma / Diploma: 7.4% Glenwood — Advanced Diploma / Diploma: 7.8%
Certificate III & IV 6.2% / 7.7%
Bella Vista — Certificate III & IV: 6.2% Glenwood — Certificate III & IV: 7.7%
Graduate Diploma / Certificate 1.9% / 1.7%
Bella Vista — Graduate Diploma / Certificate: 1.9% Glenwood — Graduate Diploma / Certificate: 1.7%

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.

Bella Vista Glenwood
India 10.7% / 18.7%
Bella Vista — India: 10.7% Glenwood — India: 18.7%
China 8.7% / 2.7%
Bella Vista — China: 8.7% Glenwood — China: 2.7%
Sri Lanka 4.5% / 3.0%
Bella Vista — Sri Lanka: 4.5% Glenwood — Sri Lanka: 3.0%
Philippines 2.0% / 4.0%
Bella Vista — Philippines: 2.0% Glenwood — Philippines: 4.0%
England 1.9% / 1.4%
Bella Vista — England: 1.9% Glenwood — England: 1.4%
Fiji 1.4% / 1.7%
Bella Vista — Fiji: 1.4% Glenwood — Fiji: 1.7%

Bars are drawn against the largest share shown (18.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bella Vista 82.4% houses
Bella Vista — Houses: 82.4% Bella Vista — Townhouses: 16.1% Bella Vista — Flats / Apartments: 1.5%
Glenwood 97.2% houses
Glenwood — Houses: 97.2% Glenwood — Townhouses: 2.6% Glenwood — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Bella Vista Glenwood
Median house price $2,563,000 $1,700,000
Median unit price $1,030,000 —
Median land price $2,942,500 —
Typical days to sell (houses) 25 days
from 88 sales
 26 days
from 176 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.

Bella Vista Glenwood
3 bed $1.62M / $1.25M
Bella Vista — 3 bed: $1.62M (8 sales) Glenwood — 3 bed: $1.25M (29 sales)

8 vs 29 sales

4 bed $2.3M / $1.69M
Bella Vista — 4 bed: $2.3M (40 sales) Glenwood — 4 bed: $1.69M (116 sales)

40 vs 116 sales

5 bed $2.71M / $1.83M
Bella Vista — 5 bed: $2.71M (57 sales) Glenwood — 5 bed: $1.83M (47 sales)

57 vs 47 sales

6 bed $3.7M / $2.56M
Bella Vista — 6 bed: $3.7M (11 sales) Glenwood — 6 bed: $2.56M (6 sales)

11 vs 6 sales

Zoning mix

Bella Vista has more commercially zoned land (26% vs 0%).

Bella Vista Glenwood
Residential 56% 64%
Infrastructure and transport 6% 28%
Commercial 26% 0%
Parks and recreation 12% 7%
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

Bella Vista Glenwood
New dwellings approved 2,648
across The Hills
 2,325
across Blacktown
Approvals change year on year -4% -18%

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.

Bella Vista Glenwood
Houses 3.2%
$1,275/wk on $2.05M
 3.1%
$915/wk on $1.55M
Units —
same for both

Ranking within NSW

Bella Vista Glenwood
House price Higher than 91% of NSW Higher than 80% of NSW
Income Higher than 99% of NSW Higher than 96% of NSW
Schools — Higher than 82% of NSW
Walkability Higher than 93% of NSW Higher than 95% of NSW
Affordability Higher than 39% of NSW Higher than 59% of NSW
EV adoption Higher than 96% of NSW
same for both
NBN connectivity Higher than 92% of NSW Higher than 88% of NSW
Rental yield (houses) Higher than 31% of NSW Higher than 24% of NSW

Liveability

Bella Vista Glenwood
Grade A
same for both
Score 87/100 86/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bella Vista Glenwood
Bushfire None
0/100
same for both
Crime Low
37/100
 Low
29/100
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 7
within 5 km
 5
within 5 km

Schools

Bella Vista Glenwood
Inside the suburb 0 4
Rated above peers 0 2
Rated at peers 0 2
Rated below peers 0
same for both
Universities within 10 km 2
Western Sydney University - Parramatta, 9.8 km
 None

Schools in Bella Vista

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

Schools in Glenwood

  • Caddies Creek Public School Government · Primary above peers
  • Glenwood High School Government · Secondary above peers
  • Holy Cross Primary School Catholic · Primary at peers
  • Parklea Public School Government · Primary at peers

Amenities in the suburb

Bella Vista Glenwood
Supermarkets 1
same for both
Cafes & restaurants 19 1
Parks & reserves 7 8
Childcare 7 10
GPs 6 4
Pharmacies 3 1
Hospitals 1 0
Banks & Bank@Post 1 0
Fuel stations 1
same for both
Waterways 3 8

Mobility

Bella Vista Glenwood
Walkability score 83/100 88/100
Distance to Sydney 36.6 km 38 km
+4% vs other
Drive time (normal traffic) 33 min 36 min
Public transport score 79/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 305.0
7-9am + 5-7pm
 541.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.6%
postcode 2153
 2.6%
postcode 2768
Rooftop solar per 100 dwellings 44
postcode 2153
 68
postcode 2768

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.

Bella Vista Glenwood
Worked from Home 51.4% / 52.7%
Bella Vista — Worked from Home: 51.4% Glenwood — Worked from Home: 52.7%
Car (driver) 41.1% / 38.4%
Bella Vista — Car (driver): 41.1% Glenwood — Car (driver): 38.4%
Car (passenger) 2.7% / 3.2%
Bella Vista — Car (passenger): 2.7% Glenwood — Car (passenger): 3.2%
Train 2.3% / 2.5%
Bella Vista — Train: 2.3% Glenwood — Train: 2.5%
Bus 1.4% / 2.4%
Bella Vista — Bus: 1.4% Glenwood — Bus: 2.4%

Bars are drawn against the largest share shown (52.7%).

Setting

Bella Vista Glenwood
Elevation 99 m
above sea level, at the suburb centre
 78 m
above sea level, at the suburb centre
Distance to the ocean 28.4 km 30.1 km

NBN connectivity

Bella Vista Glenwood
Connectivity score 85/100 79/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 61%
3,878 premises
 62%
4,732 premises

Climate

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

Air quality (annual mean)

Bella Vista Glenwood
PM2.5 6.7 µg/m³ 6.1 µg/m³
PM10 17.6 µg/m³ 15.5 µg/m³
NO₂ 0.88 pphm 0.53 pphm

Council rates

Bella Vista Glenwood
Average residential rate $1,204/yr $1,157/yr
Council The Hills Blacktown

Federal electorate

Bella Vista Glenwood
Division Mitchell Greenway
Member Alex Hawke Michelle Rowland
Party Liberal Australian Labor Party

First Home Owner Grant

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

Tags

Bella Vista

Multicultural Outer Parks Premium Professionals River

Glenwood

Multicultural Outer Parks Professionals Urban

More comparisons

Other comparisons with Bella Vista

Bella Vista vs Baulkham Hills Bella Vista vs Kellyville Bella Vista vs Seven Hills Bella Vista vs Kings Langley Bella Vista vs Stanhope Gardens Bella Vista vs Norwest

Other comparisons with Glenwood

Glenwood vs Kellyville Glenwood vs Kings Langley Glenwood vs Stanhope Gardens Glenwood vs Parklea Glenwood vs Acacia Gardens Glenwood vs Kings Park
Full data on Bella Vista Full data on Glenwood
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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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