PropertyEye tracks live listings in Sydney and Brisbane today — open the live board. These pages are built from published auction results (2021–2026), our price model and weekly clearance data.
Price model — what the model says a typical home here achieves at auction
| Configuration | Model estimate | Range | Comparable sales |
|---|---|---|---|
| 3-bed house | $1.92M | $1.67M–$2.21M | 85 |
| 4-bed house | $2.19M | $1.91M–$2.53M | 85 |
| 5-bed house | $2.35M | $2.05M–$2.7M | 85 |
Modelled from 172,805 Australian auction sales (2021–2026). Sydney cells run on the base model (suburb prior + configuration + time) without the Sydney-only land/school/transport features — ranges are honest about the wider uncertainty. Estimates from comparable auction results — not valuations or financial advice.
Buildings in Bella Vista — full dossiers: every sale, turnover, orders, what units rent for
| Building | Recorded sales | Last 3 yrs | Lots | Resale record |
|---|---|---|---|---|
| 20 Lexington Dr · spans 3 addresses | 101 since 2014 | 17 | — | 88% of 25 resales above purchase · median hold 4.6y |
| 29 Lexington Dr · spans 3 addresses | 87 since 2014 | 20 | 128 | 100% of 23 resales above purchase · median hold 3.1y |
| 8 Elizabeth Macarthur Dr | 70 since 2020 | 20 | 63 | 95% of 20 resales above purchase · median hold 2.9y |
| 33 Lexington Dr | 50 since 2014 | 9 | 72 | 100% of 10 resales above purchase · median hold 3.7y |
| 5 Celebration Dr | 47 since 2014 | 10 | 102 | 100% of 6 resales above purchase · median hold 5.8y |
| 9 Norbrik Dr | 36 since 2009 | 1 | 42 | 100% of 7 resales above purchase · median hold 7.2y |
| 14 Lexington Dr · spans 2 addresses | 33 since 2014 | 6 | — | 100% of 4 resales above purchase · median hold 7.1y |
| 10 Norbrik Dr | 33 since 2014 | 6 | 53 | 67% of 6 resales above purchase · median hold 2.6y |
| 101 Bella Vista Dr · spans 3 addresses | 14 since 2018 | 2 | — | 100% of 4 resales above purchase · median hold 5y |
| 22 Lexington Dr | 9 since 2016 | 1 | 14 | |
| 6 Meridian Pl | 9 since 2016 | 3 | 49 | |
| 4 A Meridian Pl | 9 since 2014 | 0 | — | 100% of 3 resales above purchase · median hold 2.7y |
| 103 Bella Vista Dr | 7 since 2017 | 1 | 18 | |
| 107 Bella Vista Dr | 7 since 2015 | 1 | 8 | |
| 1 Celebration Dr | 7 since 2015 | 1 | 9 |
Sales counts and resale records from NSW Valuer General bulk data (CC-BY); lot counts from the NSW Strata Hub register. Each dossier also states what public records cannot tell you.
Recent comparable sales — the real auction results behind the estimates
Houses
| Address | Config | Sold | When |
|---|---|---|---|
| 13 Bingara Cr | 4 bd · 2 ba | $2,193,000 | Sep 2025 |
| 6 Charlotte Gr | 5 bd · 3 ba | $2,750,000 | Jul 2025 |
| 12 Grandview Ct | 5 bd · 2 ba | $2,700,000 | Jun 2025 |
| 29 Arabella Pl | 5 bd · 3 ba | $2,700,000 | Jun 2025 |
| 1 Toby Mw | 4 bd · 3 ba | $2,900,000 | May 2025 |
| 6 Robertson Pl | 5 bd · 2 ba | $2,601,000 | May 2025 |
Recent sold auction results in Bella Vista from the price model's training set (published Domain results). A sample, not every sale.
What Bella Vista actually sold for — published auction results, quarter by quarter
Houses — median sold price by quarter
Latest quarter $2.3M (11 sales)
Quarterly medians of real published auction results (sold outcomes only). Historical results — not a prediction, valuation or financial advice.
All settled sales — every recorded sale, not just auctions
Last 12 months: 82 settled sales · median $2,475,000 (middle half $1,763,750–$3,057,500)
| Year | Settled sales | Median | Middle half |
|---|---|---|---|
| 2021 | 171 | $1,950,000 | $1,538,500–$2,399,000 |
| 2022 | 119 | $2,140,000 | $1,547,500–$2,787,500 |
| 2023 | 129 | $2,160,000 | $1,640,000–$2,580,000 |
| 2024 | 99 | $2,200,000 | $1,515,000–$2,615,000 |
| 2025 | 103 | $2,525,000 | $1,878,500–$3,003,500 |
| 2026 | 59 | $2,330,000 | $1,755,000–$2,800,000 |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Residential sales of all methods — private treaty and auction. © State of New South Wales (Valuation NSW).
What Bella Vista homes rent for — real bonds lodged, postcode 2153
| Configuration | Middle half | Median | Bonds | Period |
|---|---|---|---|---|
| 1-bed unit | $650–$700/wk | $680/wk | 41 | Q2 2026 |
| 2-bed unit | $678–$870/wk | $820/wk | 95 | Q2 2026 |
| 3-bed unit | $836–$1100/wk | $988/wk | 18 | Q2 2026 |
| 1-bed house | $550–$695/wk | $630/wk | 15 | last 12 mo |
| 2-bed house | $620–$845/wk | $675/wk | 34 | Q2 2026 |
| 3-bed house | $768–$884/wk | $850/wk | 60 | Q2 2026 |
| 4-bed house | $900–$1100/wk | $978/wk | 62 | Q2 2026 |
| 5-bed house | $1050–$1300/wk | $1200/wk | 29 | Q2 2026 |
| 2-bed townhouse | $662–$758/wk | $718/wk | 30 | last 12 mo |
| 3-bed townhouse | $825–$900/wk | $875/wk | 17 | Q2 2026 |
| 4-bed townhouse | $926–$1050/wk | $1010/wk | 26 | last 12 mo |
2019Q1 → 2026Q2: $540 → $850/wk median new-tenancy rent in 2153, all dwellings pooled · +7% over the last 12 months (latest four quarters averaged against the previous four).
Every figure is from NSW Fair Trading rental bond lodgements (CC BY) — rents tenants actually signed at, not advertised asks. Postcode is the finest geography the source publishes, and a postcode may span more than one suburb. Middle half = 25th–75th percentile. New-tenancy rents run hotter than sitting rents. Not financial advice.
Crime — recorded key offences (BOCSAR)
Index 22 — below the Sydney average (50 = average) · band low
BOCSAR recorded key offences per resident at POSTCODE level (2153) — a postcode can span neighbouring suburbs. Rates are per RESIDENT — visitor-heavy precincts read high. Source: NSW Bureau of Crime Statistics and Research (CC BY 4.0).
Schools — density, catchment and community profile
1 primary school within 2km · nearest school ~1.32km · 3 selective within 5km · ICSEA 1092
Catchment (suburb-centre approximation): Matthew Pearce PS · Model Farms HS — a boundary address can differ; verify yours at NSW School Finder.
ICSEA is the socio-educational advantage of a school's community (My School, national average ~1000) — a demographic measure, not a quality or results score. NSW DoE school locations + intake zones, CC BY 4.0.
Auction market pace — Sydney weekly clearance
Benchmark series (Domain): week to 2026-10-17 — 52% of 506 reported auctions. Our own tracking (withdrawn counted): week to 2026-10-17 — 42% of 711 scheduled. Lower clearance generally means more room for buyers to negotiate.
Suburb breakdown — trailing 8 weeks, our tracking, withdrawn counted
| Suburb | Clearance | Withdrawn | Auctions |
|---|---|---|---|
| Randwick | 48% | 17% | 81 |
| St Ives | 22% | 17% | 78 |
| Maroubra | 44% | 27% | 70 |
| Mosman | 37% | 29% | 70 |
| Wahroonga | 30% | 21% | 66 |
| Lane Cove | 52% | 13% | 63 |
| Turramurra | 27% | 24% | 63 |
| Coogee | 43% | 18% | 56 |
| Paddington | 50% | 20% | 54 |
| Marrickville | 52% | 21% | 48 |
Recent auction addresses in Bella Vista
Every address links to its own page — published results, price estimate, suburb context.
20 Westwood Wy · 31 Pasquale Av · G11/105 Bella Vista Dr · 39A Kimberley Ct
Development pipeline — what's proposed in Bella Vista, and how far along it is
State-pipeline proposals (pre-DA — the biggest projects start here)
- 10 Elizabeth Macarthur Drive, Bella Vista — 40 - storey mixed use development with 1000 seniors housing apartments and commercial floor space. 10% of residential GFA dedicated to affordable seniors housing in perpetuity.
Developable Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 9-1 1 Mawson Avenue, Bella Vista — 900 apartments including 15% affordable housing for 10 years, with commercial premises in four, 15-40 storey buildings.
U rban Property Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
What this view cannot see
- Council DAs from the NSW Planning Portal open feed, matched within ~150 m of addresses we track — a proximity net, not a complete register.
- Verdicts (approved/refused) come from a dataset frozen in Nov 2023: anything determined after that shows “determined” without a published outcome. Check the application on the NSW Planning Portal for the current decision.
- The largest master-planned sites can proceed as State Significant Development or planning proposals and never appear as council DAs. State-pipeline EOIs shown here are proposals, not applications, and can change or lapse.
- No feed we hold ties a construction certificate to a specific application, so no project row here can honestly read “under construction” — “approved” never means “built”. Suburb-level construction-certificate volume appears in the DA-volume section.
Planned growth — The Hills LGA
The Sydney Plan, the NSW Government's 20-year framework published 13 August 2026. These are projections for the whole LGA, not a forecast for any individual property.
Jobs figures are published as a guidance range and are not legislated the way housing targets are. Source: © State of New South Wales and Department of Planning, Housing and Infrastructure 2026, licensed CC BY 4.0.
Housing and jobs targets — THE HILLS LGA
Under the NSW Government's 20-year Sydney plan, THE HILLS has a five-year housing target of 23,300 new homes (2024–2029) and a jobs target of 51,300–57,800 additional jobs by 2046.
The housing target is the supply pipeline for the area: the number of new homes the state expects the council to plan capacity for, concentrated around the centres and station areas the Plan nominates. The jobs figure is published as an aspirational range and is not legislated the way housing targets are.
Source: The Sydney Plan, Appendix D — Housing and Employment Guidance (published 13 August 2026), licensed CC BY 4.0. © State of New South Wales and Department of Planning, Housing and Infrastructure 2026
State rezoning pipeline — The Hills LGA
The Sydney Plan lists 2 state significant rezoning sites in this LGA — land the NSW Government is rezoning (or has rezoned) for additional homes and jobs, alongside council-led supply. Dwelling and jobs figures are preliminary estimates provided by proponents or councils.
- Cherrybrook Precinct (Hornsby, The Hills) — ~10,000 dwellings, ~200 jobs · rezoning completed Aug 2026
- Kellyville and Bella Vista TOD Accelerated Precinct — ~4,600 dwellings, ~3,800 jobs · rezoning completed Nov 2024
These are LGA-level sites, not a statement about any individual property; the Plan does not publish site boundaries or coordinates in this appendix. Source: The Sydney Plan, Appendix F — State-led or assessed rezonings (published 13 August 2026, updated every 6 months), licensed CC BY 4.0. © State of New South Wales and Department of Planning, Housing and Infrastructure 2026
All figures derive from published auction results and public data — estimates only, not financial advice.