Bella Vista vs Norwest

Norwest is the younger of the two, with a median age of 37 against 40 in Bella Vista. In both, most households own their home. In Bella Vista, the large majority of homes are detached houses and the large majority of households are couple families. In Norwest, about half of homes are flats or apartments. Houses cost more in Bella Vista: a median of $2.56 million, against $1.77 million in Norwest, and rent is higher there too. On these figures, Bella Vista tends to suit couples, while Norwest suits young adults, people living alone, and 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

Bella Vista

ahead on 4 of the 6 things we measure here

  • has more separate houses rather than flats (82% vs 38%)
  • has more parks and reserves (7 vs 4)
  • is already more of a family suburb (90% vs 58%)

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

First-home buyers

Norwest

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,770,000 vs $2,563,000)
  • has cheaper units ($885,000 vs $1,030,000)
  • But Bella Vista leaves households under less mortgage stress (22% vs 30%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Norwest

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (41% vs 13%)
  • has cheaper rent ($579/wk vs $740/wk)
  • But Bella Vista leaves renters under less rental stress (21% vs 26%)

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

They split

one each way, out of the 5 things we measure here

  • Bella Vista carries lower crime risk (37/100 vs 57/100)
  • Norwest has more units and townhouses to downsize into (62% vs 18%)

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 Norwest 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 Norwest
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 Norwest
Walkability 83 / 85
Bella Vista — Walkability: 83/100 Norwest — Walkability: 85/100
Safety 63 / 43
Bella Vista — Safety: 63/100 Norwest — Safety: 43/100
Low fire risk 100 / 100
Bella Vista — Low fire risk: 100/100 Norwest — Low fire risk: 100/100

Demographics

Bella Vista has more residents (8,384 vs 4,688); Bella Vista has higher household incomes ($182,936 vs $114,764).

Bella Vista Norwest
Population 8,384
+44% vs other
 4,688
Population trend (2016 → 2021) +7.0% —
Median age 40 37
Median household income $182,936/yr
+37% vs other
 $114,764/yr
Median weekly rent $740/wk
+22% vs other
 $579/wk

Age profile

Share of residents in each band, 2021 Census.

Bella Vista Norwest
0-4 4.3% / 5.6%
Bella Vista — 0-4: 4.3% Norwest — 0-4: 5.6%
5-14 14.2% / 9.2%
Bella Vista — 5-14: 14.2% Norwest — 5-14: 9.2%
15-19 6.8% / 3.6%
Bella Vista — 15-19: 6.8% Norwest — 15-19: 3.6%
20-24 7.2% / 8.0%
Bella Vista — 20-24: 7.2% Norwest — 20-24: 8.0%
25-34 9.7% / 17.7%
Bella Vista — 25-34: 9.7% Norwest — 25-34: 17.7%
35-44 14.0% / 16.7%
Bella Vista — 35-44: 14.0% Norwest — 35-44: 16.7%
45-54 14.7% / 8.6%
Bella Vista — 45-54: 14.7% Norwest — 45-54: 8.6%
55-64 14.8% / 8.7%
Bella Vista — 55-64: 14.8% Norwest — 55-64: 8.7%
65-74 10.1% / 10.7%
Bella Vista — 65-74: 10.1% Norwest — 65-74: 10.7%
75-84 3.3% / 7.1%
Bella Vista — 75-84: 3.3% Norwest — 75-84: 7.1%
85+ 0.9% / 3.8%
Bella Vista — 85+: 0.9% Norwest — 85+: 3.8%

Bars are drawn against the largest share shown (17.7%).

Who lives together

Household composition, 2021 Census.

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%
Norwest 44.5% couple families
Norwest — Couple Families: 44.5% Norwest — Lone Person: 33.2% Norwest — One Parent Families: 13.1% Norwest — Group Household: 7.5% Norwest — Other Families: 1.7%
Couple Families Lone Person One Parent Families 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%
Norwest 41.4% renting
Norwest — Owned Outright: 29.4% Norwest — Mortgage: 29.2% Norwest — Renting: 41.4%
Owned outright Mortgage Renting

Qualifications

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

Bella Vista Norwest
Bachelor Degree 23.9% / 21.1%
Bella Vista — Bachelor Degree: 23.9% Norwest — Bachelor Degree: 21.1%
Postgraduate Degree 13.1% / 10.6%
Bella Vista — Postgraduate Degree: 13.1% Norwest — Postgraduate Degree: 10.6%
Advanced Diploma / Diploma 7.4% / 11.0%
Bella Vista — Advanced Diploma / Diploma: 7.4% Norwest — Advanced Diploma / Diploma: 11.0%
Certificate III & IV 6.2% / 7.6%
Bella Vista — Certificate III & IV: 6.2% Norwest — Certificate III & IV: 7.6%
Graduate Diploma / Certificate 1.9% / 2.1%
Bella Vista — Graduate Diploma / Certificate: 1.9% Norwest — Graduate Diploma / Certificate: 2.1%

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 Norwest
India 10.7% / 7.9%
Bella Vista — India: 10.7% Norwest — India: 7.9%
China 8.7% / 7.1%
Bella Vista — China: 8.7% Norwest — China: 7.1%
Sri Lanka 4.5% / 1.1%
Bella Vista — Sri Lanka: 4.5% Norwest — Sri Lanka: 1.1%
England 1.9% / 3.1%
Bella Vista — England: 1.9% Norwest — England: 3.1%
Philippines 2.0% / 2.3%
Bella Vista — Philippines: 2.0% Norwest — Philippines: 2.3%
New Zealand — / 1.8%
Bella Vista — New Zealand: not among its largest Norwest — New Zealand: 1.8%

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 — Flats / Apartments: 1.5% Bella Vista — Townhouses: 16.1%
Norwest 37.6% houses
Norwest — Houses: 37.6% Norwest — Flats / Apartments: 54.7% Norwest — Townhouses: 7.7%
Houses Flats / Apartments Townhouses

Property market

Bella Vista Norwest
Median house price $2,563,000 $1,770,000
Median unit price $1,030,000 $885,000
Median land price $2,942,500 —
Typical days to sell (houses) 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.

Bella Vista Norwest
3 bed $1.62M / $1.7M
Bella Vista — 3 bed: $1.62M (8 sales) Norwest — 3 bed: $1.7M (10 sales)

8 vs 10 sales

4 bed $2.3M / $2.03M
Bella Vista — 4 bed: $2.3M (40 sales) Norwest — 4 bed: $2.03M (10 sales)

40 vs 10 sales

Zoning mix

Bella Vista Norwest
Residential 56% 43%
Commercial 26% 27%
Parks and recreation 12% 25%
Infrastructure and transport 6% 5%
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 Norwest
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 Norwest
Houses 3.2%
$1,275/wk on $2.05M
 2.9%
$1,040/wk on $1.84M
Units — 4.1%
$750/wk on $948K

Ranking within NSW

Bella Vista Norwest
House price Higher than 91% of NSW Higher than 85% of NSW
Income Higher than 99% of NSW Higher than 79% of NSW
Schools —
same for both
Walkability Higher than 93% of NSW Higher than 94% of NSW
Affordability Higher than 39% of NSW Higher than 25% of NSW
EV adoption Higher than 96% of NSW
same for both
NBN connectivity Higher than 92% of NSW Higher than 96% of NSW
Rental yield (houses) Higher than 31% of NSW Higher than 19% of NSW
Rental yield (units) — Higher than 27% of NSW

Liveability

Bella Vista scores higher overall (87 vs 82).

Bella Vista Norwest
Grade A
same for both
Score 87/100 82/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Norwest carries more crime risk (57 vs 37).

Bella Vista Norwest
Bushfire None
0/100
same for both
Crime Low
37/100
 Moderate
57/100
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
 2
within 5 km

Schools

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

Amenities in the suburb

Bella Vista Norwest
Supermarkets 1
same for both
Cafes & restaurants 19 5
Parks & reserves 7 4
Childcare 7 6
GPs 6 4
Pharmacies 3
same for both
Hospitals 1
same for both
Banks & Bank@Post 1 4
Fuel stations 1
same for both
Waterways 3 2

Mobility

Bella Vista Norwest
Walkability score 83/100 85/100
Distance to Sydney 36.6 km
+4% vs other
 35.3 km
Drive time (normal traffic) 33 min 36 min
Public transport score 79/100
Rail · Bus
same for both
Peak arrivals per hour 305.0
7-9am + 5-7pm
 214.8
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.

Bella Vista Norwest
Worked from Home 51.4% / 56.4%
Bella Vista — Worked from Home: 51.4% Norwest — Worked from Home: 56.4%
Car (driver) 41.1% / 32.9%
Bella Vista — Car (driver): 41.1% Norwest — Car (driver): 32.9%
Train 2.3% / 5.3%
Bella Vista — Train: 2.3% Norwest — Train: 5.3%
Car (passenger) 2.7% / 1.9%
Bella Vista — Car (passenger): 2.7% Norwest — Car (passenger): 1.9%
Walked Only 1.1% / 2.4%
Bella Vista — Walked Only: 1.1% Norwest — Walked Only: 2.4%
Bus 1.4% / 0.9%
Bella Vista — Bus: 1.4% Norwest — Bus: 0.9%

Bars are drawn against the largest share shown (56.4%).

Setting

Bella Vista Norwest
Elevation 99 m
above sea level, at the suburb centre
 90 m
above sea level, at the suburb centre
Distance to the ocean 28.4 km 27.6 km

NBN connectivity

Bella Vista Norwest
Connectivity score 85/100 93/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 61%
3,878 premises
 86%
3,920 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Bella Vista Norwest
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

Norwest

Apartments Multicultural Outer Parks Professionals Trains

More comparisons

Other comparisons with Bella Vista

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

Other comparisons with Norwest

Norwest vs Castle Hill Norwest vs Baulkham Hills Norwest vs Kellyville
Full data on Bella Vista Full data on Norwest
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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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