Suburb comparison
Bella Vista vs Kellyville — which Sydney suburb suits you?
The key differences: Bella Vista commands a $537K premium on median property price over Kellyville; Kellyville has more schools within the postcode. The table below covers all available metrics.
Last refreshed April 2026 (most cards). Per-card sources show exact dates.
Hills Shire
Bella Vista
2153
Hills Shire
Kellyville
2155
Choose Bella Vista if...
- Bella Vista leads on 4 of the 6 head-to-head metrics
Choose Kellyville if...
- You want a lower entry price for a house
- You are renting first and want lower weekly outgoings
- School options within walking distance matter
Common questions
- Is Bella Vista or Kellyville more expensive?
- Bella Vista has the higher median house price ($2.44M) compared with $1.90M in Kellyville.
- Which is better for renters — Bella Vista or Kellyville?
- Median weekly rent is $790/wk in Bella Vista and $770/wk in Kellyville, making Kellyville the more affordable rental market.
- Is Bella Vista or Kellyville 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 Bella Vista vs Kellyville?
- Bella Vista has 10 schools in the postcode, and Kellyville has 11. Note that school catchments can extend across postcode boundaries.
Full suburb profiles