Kings Langley 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 $1.55 million in Kings Langley, and rent is higher there too. On these figures, Kings Langley 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

Kings Langley

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (2 vs 0)
  • has more parks and reserves (17 vs 7)
  • has more separate houses rather than flats (94% vs 82%)
  • But Bella Vista is already more of a family suburb (90% vs 78%)

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

First-home buyers

Kings Langley

ahead on the one thing that separates them

  • has cheaper houses ($1,550,000 vs $2,563,000)

Weighs house prices and mortgage stress.

Renters

Kings Langley

ahead on the one thing that separates them

  • has cheaper rent ($500/wk vs $740/wk)

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

Commuting to the city

Bella Vista

ahead on the one thing that separates them

  • is more walkable (83/100 vs 68/100)

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

Downsizers and retirees

Bella Vista

ahead on 3 of the 5 things we measure here

  • has more GPs (6 vs 2)
  • has more units and townhouses to downsize into (18% vs 6%)
  • is more walkable (83/100 vs 68/100)

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 0.0%)

Weighs house yield and population growth.

Where they sit

Kings Langley 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.

Kings Langley 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.

Kings Langley Bella Vista
Walkability 68 / 83
Kings Langley — Walkability: 68/100 Bella Vista — Walkability: 83/100
Safety 61 / 63
Kings Langley — Safety: 61/100 Bella Vista — Safety: 63/100
Low fire risk 100 / 100
Kings Langley — Low fire risk: 100/100 Bella Vista — Low fire risk: 100/100

Demographics

Bella Vista rents higher ($740/wk vs $500/wk); Bella Vista has higher household incomes ($182,936 vs $127,764).

Kings Langley Bella Vista
Population 9,354
+10% vs other
 8,384
Population trend (2016 → 2021) +0.0% +7.0%
Median age 41 40
Median household income $127,764/yr $182,936/yr
+43% vs other
Median weekly rent $500/wk $740/wk
+48% vs other

Age profile

Share of residents in each band, 2021 Census.

Kings Langley Bella Vista
0-4 5.9% / 4.3%
Kings Langley — 0-4: 5.9% Bella Vista — 0-4: 4.3%
5-14 13.9% / 14.2%
Kings Langley — 5-14: 13.9% Bella Vista — 5-14: 14.2%
15-19 6.4% / 6.8%
Kings Langley — 15-19: 6.4% Bella Vista — 15-19: 6.8%
20-24 5.6% / 7.2%
Kings Langley — 20-24: 5.6% Bella Vista — 20-24: 7.2%
25-34 8.9% / 9.7%
Kings Langley — 25-34: 8.9% Bella Vista — 25-34: 9.7%
35-44 15.1% / 14.0%
Kings Langley — 35-44: 15.1% Bella Vista — 35-44: 14.0%
45-54 13.7% / 14.7%
Kings Langley — 45-54: 13.7% Bella Vista — 45-54: 14.7%
55-64 11.8% / 14.8%
Kings Langley — 55-64: 11.8% Bella Vista — 55-64: 14.8%
65-74 12.1% / 10.1%
Kings Langley — 65-74: 12.1% Bella Vista — 65-74: 10.1%
75-84 5.0% / 3.3%
Kings Langley — 75-84: 5.0% Bella Vista — 75-84: 3.3%
85+ 1.7% / 0.9%
Kings Langley — 85+: 1.7% Bella Vista — 85+: 0.9%

Bars are drawn against the largest share shown (15.1%).

Who lives together

Household composition, 2021 Census.

Kings Langley 63.5% couple families
Kings Langley — Couple Families: 63.5% Kings Langley — Lone Person: 19.3% Kings Langley — One Parent Families: 14.2% Kings Langley — Group Household: 1.7% Kings Langley — Other Families: 1.3%
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.

Kings Langley 12.8% renting
Kings Langley — Owned Outright: 39.2% Kings Langley — Mortgage: 48.1% Kings Langley — Renting: 12.8%
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.

Kings Langley Bella Vista
Bachelor Degree 15.5% / 23.9%
Kings Langley — Bachelor Degree: 15.5% Bella Vista — Bachelor Degree: 23.9%
Certificate III & IV 12.8% / 6.2%
Kings Langley — Certificate III & IV: 12.8% Bella Vista — Certificate III & IV: 6.2%
Postgraduate Degree 5.7% / 13.1%
Kings Langley — Postgraduate Degree: 5.7% Bella Vista — Postgraduate Degree: 13.1%
Advanced Diploma / Diploma 8.6% / 7.4%
Kings Langley — Advanced Diploma / Diploma: 8.6% Bella Vista — Advanced Diploma / Diploma: 7.4%
Graduate Diploma / Certificate 2.1% / 1.9%
Kings Langley — Graduate Diploma / Certificate: 2.1% 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.

Kings Langley Bella Vista
India 3.6% / 10.7%
Kings Langley — India: 3.6% Bella Vista — India: 10.7%
China 2.5% / 8.7%
Kings Langley — China: 2.5% Bella Vista — China: 8.7%
Sri Lanka 1.0% / 4.5%
Kings Langley — Sri Lanka: 1.0% Bella Vista — Sri Lanka: 4.5%
England 3.0% / 1.9%
Kings Langley — England: 3.0% Bella Vista — England: 1.9%
Philippines 1.0% / 2.0%
Kings Langley — Philippines: 1.0% Bella Vista — Philippines: 2.0%
New Zealand 1.6% / —
Kings Langley — New Zealand: 1.6% Bella Vista — New Zealand: 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.

Kings Langley 94.1% houses
Kings Langley — Houses: 94.1% Kings Langley — Townhouses: 4.6% Kings Langley — Flats / Apartments: 1.3%
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

Kings Langley Bella Vista
Median house price $1,550,000 $2,563,000
Median unit price — $1,030,000
Median land price — $2,942,500
Typical days to sell (houses) 22 days
from 116 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.

Kings Langley Bella Vista
3 bed $1.46M / $1.62M
Kings Langley — 3 bed: $1.46M (45 sales) Bella Vista — 3 bed: $1.62M (8 sales)

45 vs 8 sales

4 bed $1.53M / $2.3M
Kings Langley — 4 bed: $1.53M (75 sales) Bella Vista — 4 bed: $2.3M (40 sales)

75 vs 40 sales

5 bed $1.68M / $2.71M
Kings Langley — 5 bed: $1.68M (23 sales) Bella Vista — 5 bed: $2.71M (57 sales)

23 vs 57 sales

Zoning mix

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

Kings Langley Bella Vista
Residential 81% 56%
Commercial 1% 26%
Parks and recreation 12%
same for both
Infrastructure and transport 6%
same for both
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

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

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.

Kings Langley Bella Vista
Houses 3.0%
$850/wk on $1.45M
 3.2%
$1,275/wk on $2.05M
Units —
same for both

Ranking within NSW

Kings Langley Bella Vista
House price Higher than 76% of NSW Higher than 91% of NSW
Income Higher than 88% of NSW Higher than 99% of NSW
Schools —
same for both
Walkability Higher than 88% of NSW Higher than 93% of NSW
Affordability Higher than 50% of NSW Higher than 39% of NSW
EV adoption Higher than 78% of NSW Higher than 96% of NSW
NBN connectivity Higher than 83% of NSW Higher than 92% of NSW
Rental yield (houses) Higher than 24% of NSW Higher than 31% of NSW

Liveability

Bella Vista is more walkable (83 vs 68); Bella Vista scores higher overall (87 vs 78).

Kings Langley Bella Vista
Grade A
same for both
Score 78/100 87/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Kings Langley Bella Vista
Bushfire None
0/100
same for both
Crime Low
39/100
 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 5
within 5 km
 7
within 5 km

Schools

Kings Langley Bella Vista
Inside the suburb 2 0
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 2
Western Sydney University - Parramatta, 9.7 km
 2
Western Sydney University - Parramatta, 9.8 km
Full-time students aged 15–24 2.5% 4.9%

Schools in Kings Langley

  • Vardys Road Public School Government · Primary above peers
  • Kings Langley Public School Government · Primary at 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

Kings Langley Bella Vista
Supermarkets 2 1
Cafes & restaurants 0 19
Parks & reserves 17 7
Childcare 6 7
GPs 2 6
Pharmacies 1 3
Hospitals 0 1
Banks & Bank@Post 1
same for both
Fuel stations 1
same for both
Waterways 1 3

Mobility

Kings Langley Bella Vista
Walkability score 68/100 83/100
Distance to Sydney 36.7 km 36.6 km
Drive time (normal traffic) 36 min 33 min
Public transport score 79/100
Bus
 79/100
Rail · Bus
Peak arrivals per hour 310.0
7-9am + 5-7pm
 305.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 2147
 2.6%
postcode 2153
Rooftop solar per 100 dwellings 41
postcode 2147
 44
postcode 2153

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.

Kings Langley Bella Vista
Worked from Home 52.0% / 51.4%
Kings Langley — Worked from Home: 52.0% Bella Vista — Worked from Home: 51.4%
Car (driver) 41.9% / 41.1%
Kings Langley — Car (driver): 41.9% Bella Vista — Car (driver): 41.1%
Car (passenger) 2.7% / 2.7%
Kings Langley — Car (passenger): 2.7% Bella Vista — Car (passenger): 2.7%
Train 1.4% / 2.3%
Kings Langley — Train: 1.4% Bella Vista — Train: 2.3%
Bus 1.2% / 1.4%
Kings Langley — Bus: 1.2% Bella Vista — Bus: 1.4%

Bars are drawn against the largest share shown (52.0%).

Setting

Kings Langley Bella Vista
Elevation 80 m
above sea level, at the suburb centre
 99 m
above sea level, at the suburb centre
Distance to the ocean 29.6 km 28.4 km

NBN connectivity

Kings Langley Bella Vista
Connectivity score 75/100 85/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 3%
3,345 premises
 61%
3,878 premises

Climate

Kings Langley 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)

Kings Langley Bella Vista
PM2.5 6.7 µg/m³
same for both
PM10 17.6 µg/m³
same for both
NO₂ 0.88 pphm
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Kings Langley

Outer Parks

Bella Vista

Multicultural Outer Parks Premium Professionals River

More comparisons

Other comparisons with Kings Langley

Kings Langley vs Blacktown Kings Langley vs Baulkham Hills Kings Langley vs Seven Hills Kings Langley vs Glenwood Kings Langley vs Lalor Park Kings Langley vs Acacia Gardens

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 Stanhope Gardens Bella Vista vs Norwest
Full data on Kings Langley Full data on Bella Vista
Unlock full address-level data — $29/month

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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