Bella Vista vs Kellyville

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 $1.92 million in Kellyville, and rent is higher there too. On these figures, Kellyville 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

Kellyville

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (8 vs 0)
  • has more childcare (20 vs 7)
  • has more parks and reserves (17 vs 7)

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

First-home buyers

Kellyville

ahead on 3 of the 4 things we measure here

  • has cheaper houses ($1,920,000 vs $2,563,000)
  • has cheaper land ($2,278,500 vs $2,942,500)
  • has cheaper units ($810,000 vs $1,030,000)

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

Renters

Kellyville

ahead on the one thing that separates them

  • has cheaper rent ($630/wk vs $740/wk)

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

Commuting to the city

Bella Vista

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (33 min vs 40 min)
  • is more walkable (83/100 vs 72/100)

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 GPs (6 vs 4)
  • is more walkable (83/100 vs 72/100)
  • But Kellyville carries lower crime risk (26/100 vs 37/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs house yield.

Where they sit

Bella Vista and Kellyville 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 Kellyville
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 Kellyville
Walkability 83 / 72
Bella Vista — Walkability: 83/100 Kellyville — Walkability: 72/100
Safety 63 / 74
Bella Vista — Safety: 63/100 Kellyville — Safety: 74/100
Low fire risk 100 / 78
Bella Vista — Low fire risk: 100/100 Kellyville — Low fire risk: 78/100

Demographics

Kellyville has more residents (27,011 vs 8,384); Bella Vista rents higher ($740/wk vs $630/wk).

Bella Vista Kellyville
Population 8,384 27,011
+222% vs other
Population trend (2016 → 2021) +7.0% —
Median age 40 38
Median household income $182,936/yr
+13% vs other
 $158,288/yr
Median weekly rent $740/wk
+15% vs other
 $630/wk

Age profile

Share of residents in each band, 2021 Census.

Bella Vista Kellyville
0-4 4.3% / 5.8%
Bella Vista — 0-4: 4.3% Kellyville — 0-4: 5.8%
5-14 14.2% / 15.9%
Bella Vista — 5-14: 14.2% Kellyville — 5-14: 15.9%
15-19 6.8% / 7.7%
Bella Vista — 15-19: 6.8% Kellyville — 15-19: 7.7%
20-24 7.2% / 6.4%
Bella Vista — 20-24: 7.2% Kellyville — 20-24: 6.4%
25-34 9.7% / 9.7%
Bella Vista — 25-34: 9.7% Kellyville — 25-34: 9.7%
35-44 14.0% / 16.7%
Bella Vista — 35-44: 14.0% Kellyville — 35-44: 16.7%
45-54 14.7% / 15.1%
Bella Vista — 45-54: 14.7% Kellyville — 45-54: 15.1%
55-64 14.8% / 10.5%
Bella Vista — 55-64: 14.8% Kellyville — 55-64: 10.5%
65-74 10.1% / 7.4%
Bella Vista — 65-74: 10.1% Kellyville — 65-74: 7.4%
75-84 3.3% / 4.0%
Bella Vista — 75-84: 3.3% Kellyville — 75-84: 4.0%
85+ 0.9% / 1.1%
Bella Vista — 85+: 0.9% Kellyville — 85+: 1.1%

Bars are drawn against the largest share shown (16.7%).

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%
Kellyville 74.4% couple families
Kellyville — Couple Families: 74.4% Kellyville — One Parent Families: 11.2% Kellyville — Lone Person: 12.0% Kellyville — Group Household: 1.6% Kellyville — Other Families: 0.7%
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%
Kellyville 19.8% renting
Kellyville — Owned Outright: 26.2% Kellyville — Mortgage: 54.0% Kellyville — Renting: 19.8%
Owned outright Mortgage Renting

Qualifications

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

Bella Vista Kellyville
Bachelor Degree 23.9% / 20.4%
Bella Vista — Bachelor Degree: 23.9% Kellyville — Bachelor Degree: 20.4%
Postgraduate Degree 13.1% / 9.6%
Bella Vista — Postgraduate Degree: 13.1% Kellyville — Postgraduate Degree: 9.6%
Advanced Diploma / Diploma 7.4% / 8.8%
Bella Vista — Advanced Diploma / Diploma: 7.4% Kellyville — Advanced Diploma / Diploma: 8.8%
Certificate III & IV 6.2% / 7.8%
Bella Vista — Certificate III & IV: 6.2% Kellyville — Certificate III & IV: 7.8%
Graduate Diploma / Certificate 1.9% / 1.9%
Bella Vista — Graduate Diploma / Certificate: 1.9% Kellyville — 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.

Bella Vista Kellyville
India 10.7% / 7.6%
Bella Vista — India: 10.7% Kellyville — India: 7.6%
China 8.7% / 5.7%
Bella Vista — China: 8.7% Kellyville — China: 5.7%
Sri Lanka 4.5% / 1.9%
Bella Vista — Sri Lanka: 4.5% Kellyville — Sri Lanka: 1.9%
England 1.9% / 2.4%
Bella Vista — England: 1.9% Kellyville — England: 2.4%
Philippines 2.0% / 1.9%
Bella Vista — Philippines: 2.0% Kellyville — Philippines: 1.9%
South Africa — / 2.1%
Bella Vista — South Africa: not among its largest Kellyville — South Africa: 2.1%

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

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%
Kellyville 87.7% houses
Kellyville — Houses: 87.7% Kellyville — Townhouses: 6.8% Kellyville — Flats / Apartments: 5.5%
Houses Townhouses Flats / Apartments

Property market

Bella Vista Kellyville
Median house price $2,563,000 $1,920,000
Median unit price $1,030,000 $810,000
Median land price $2,942,500 $2,278,500
Typical days to sell (houses) 25 days
from 88 sales
 28 days
from 326 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 Kellyville
3 bed $1.62M / $1.55M
Bella Vista — 3 bed: $1.62M (8 sales) Kellyville — 3 bed: $1.55M (45 sales)

8 vs 45 sales

4 bed $2.3M / $1.86M
Bella Vista — 4 bed: $2.3M (40 sales) Kellyville — 4 bed: $1.86M (195 sales)

40 vs 195 sales

5 bed $2.71M / $2.25M
Bella Vista — 5 bed: $2.71M (57 sales) Kellyville — 5 bed: $2.25M (104 sales)

57 vs 104 sales

6 bed $3.7M / $2.92M
Bella Vista — 6 bed: $3.7M (11 sales) Kellyville — 6 bed: $2.92M (11 sales)

11 vs 11 sales

Zoning mix

Bella Vista has more commercially zoned land (26% vs 2%).

Bella Vista Kellyville
Residential 56% 80%
Commercial 26% 2%
Parks and recreation 12% 10%
Infrastructure and transport 6% 7%
Environmental 0% 1%
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 Kellyville
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.

Bella Vista Kellyville
Houses 3.2%
$1,275/wk on $2.05M
 3.0%
$980/wk on $1.7M
Units — 4.9%
$730/wk on $780K

Ranking within NSW

Bella Vista Kellyville
House price Higher than 91% of NSW Higher than 83% of NSW
Income Higher than 99% of NSW Higher than 96% of NSW
Schools — Higher than 78% of NSW
Walkability Higher than 93% of NSW Higher than 89% of NSW
Affordability Higher than 39% of NSW Higher than 51% of NSW
EV adoption Higher than 96% of NSW Higher than 97% of NSW
NBN connectivity Higher than 92% of NSW Higher than 91% of NSW
Rental yield (houses) Higher than 31% of NSW Higher than 22% of NSW
Rental yield (units) — Higher than 60% of NSW

Liveability

Bella Vista is more walkable (83 vs 72); Bella Vista scores higher overall (87 vs 80).

Bella Vista Kellyville
Grade A
same for both
Score 87/100 80/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Kellyville carries more bushfire risk (22 vs 0); Bella Vista carries more crime risk (37 vs 26).

Bella Vista Kellyville
Bushfire None
0/100
 Low
22/100
Crime Low
37/100
 Low
26/100
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
 1
within 5 km

Schools

Bella Vista Kellyville
Inside the suburb 0 8
Rated above peers 0 3
Rated at peers 0 3
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 Kellyville

  • Bella Vista Public School Government · Primary above peers
  • Kellyville Public School Government · Primary above peers
  • William Clarke College Independent · Combined above peers
  • Kellyville High School Government · Secondary at peers
  • Our Lady of The Rosary Primary School Catholic · Primary at peers
  • Sherwood Ridge Public School Government · Primary at peers

Amenities in the suburb

Bella Vista Kellyville
Supermarkets 1 4
Cafes & restaurants 19 11
Parks & reserves 7 17
Childcare 7 20
GPs 6 4
Pharmacies 3
same for both
Hospitals 1
same for both
Banks & Bank@Post 1
same for both
Fuel stations 1 3
Waterways 3 17

Mobility

Bella Vista Kellyville
Walkability score 83/100 72/100
Distance to Sydney 36.6 km 38.1 km
+4% vs other
Drive time (normal traffic) 33 min 40 min
Public transport score 79/100
Rail · Bus
same for both
Peak arrivals per hour 305.0
7-9am + 5-7pm
 633.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.6%
postcode 2153
 3.1%
postcode 2155
Rooftop solar per 100 dwellings 44
postcode 2153
 62
postcode 2155

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 Kellyville
Worked from Home 51.4% / 53.8%
Bella Vista — Worked from Home: 51.4% Kellyville — Worked from Home: 53.8%
Car (driver) 41.1% / 39.6%
Bella Vista — Car (driver): 41.1% Kellyville — Car (driver): 39.6%
Car (passenger) 2.7% / 2.8%
Bella Vista — Car (passenger): 2.7% Kellyville — Car (passenger): 2.8%
Train 2.3% / 2.2%
Bella Vista — Train: 2.3% Kellyville — Train: 2.2%
Bus 1.4% / 1.1%
Bella Vista — Bus: 1.4% Kellyville — Bus: 1.1%

Bars are drawn against the largest share shown (53.8%).

Setting

Bella Vista Kellyville
Elevation 99 m
above sea level, at the suburb centre
 70 m
above sea level, at the suburb centre
Distance to the ocean 28.4 km 28.9 km

NBN connectivity

Bella Vista Kellyville
Connectivity score 85/100 83/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 61%
3,878 premises
 70%
9,365 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Bella Vista Kellyville
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

Kellyville

Multicultural Outer Parks Premium Professionals

More comparisons

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

Other comparisons with Kellyville

Kellyville vs Castle Hill Kellyville vs North Kellyville Kellyville vs Glenwood Kellyville vs Kellyville Ridge Kellyville vs Stanhope Gardens Kellyville vs Beaumont Hills
Full data on Bella Vista Full data on Kellyville
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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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