Stickybeak

Suburb comparison

Baulkham Hills vs Bella Vista — which Sydney suburb suits you?

The key differences: Bella Vista commands a $518K premium on median property price over Baulkham Hills. The table below covers all available metrics.

Last refreshed April 2026 (most cards). Per-card sources show exact dates.

Hills Shire

Baulkham Hills

2153

Hills Shire

Bella Vista

2153

MetricBaulkham HillsBella Vista
Median house price$1.92M$2.44M▲
Median unit price$870K$1.09M▲
Median weekly rent$790/wk$790/wk
Annual price growth+8.7%▲+1.6%
SEIFA advantage decile10/1010/10
Flood zone coverage——
Bushfire zone coverage8.4%8.4%
Schools in postcode1010

Choose Baulkham Hills if...

  • You want a lower entry price for a house

Choose Bella Vista if...

  • Bella Vista leads on 2 of the 3 head-to-head metrics

Common questions

Is Baulkham Hills or Bella Vista more expensive?
Bella Vista has the higher median house price ($2.44M) compared with $1.92M in Baulkham Hills.
Which is better for renters — Baulkham Hills or Bella Vista?
Median weekly rent is $790/wk in Baulkham Hills and $790/wk in Bella Vista, making Bella Vista the more affordable rental market.
Is Baulkham Hills or Bella Vista at higher flood risk?
Flood mapping coverage varies by postcode — see the flood risk pages for both suburbs for authoritative NSW data.
How many schools are in Baulkham Hills vs Bella Vista?
Baulkham Hills has 10 schools in the postcode, and Bella Vista has 10. Note that school catchments can extend across postcode boundaries.

Full suburb profiles

Baulkham Hills 2153 →Bella Vista 2153 →