Low Density Residential dominant. Median sale $2.12M over the last 24 months. 92% of decided DAs approved.
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Zoning
Bella Vista is dominated by R2 — Low Density Residential. Land use rules, height, FSR, and permitted developments are set per zone in the Local Environmental Plan and refined by the Development Control Plan.
Limit varies by lot — check your address for the exact figure.
Floor Space Ratio — total floor area as a multiple of lot area.
Location
Bella Vista 2153 covers an undefined area within The Hills Shire Council.
Drill into any lot in Bella Vista
Open the interactive map — click any address to see its zone, height, FSR, overlays, and approval likelihood.
Development potential
We score every lot for development signal — under-built relative to the controls, eligible for a granny flat, or sized for subdivision.
lots with remaining GFA capacity
under SEPP (Housing) 2021
lots that may support subdivision
adjoining lots with combined upside
show at least one development signal
within a TOD corridor (uplift expected)
average uplift signal across the suburb · 32 high-signal lots
Theoretical capacity if every lot built to its limit: 33,733 dwellings, with 3,093,239 m² of unused GFA across the suburb.
Own a property in Bella Vista?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
1% of lots carry heritage controls; also: 4.3% of lots intersect a Threatened Ecological Community.
Suburb-wide percentages — your specific lot may have all, some, or none of these.
Mapped flood-prone land
RFS bushfire-prone land mapping
Heritage item or Conservation Area
Within 100 m of EPA-listed site
Mapped TEC vegetation
Coastal hazard mapping
ANEF / aircraft noise
Pest control service · serves Bella Vista, NSW
33 Bella Vista Dr, Bella Vista NSW 2153
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
180 development applications for Bella Vista addresses were decided by The Hills Shire Council over the past 24 months. 166 approved — a 92% approval rate. Average processing time: 44 days.
Demographics & lifestyle
ABS Census 2021 population data combined with lot-level amenity, healthcare, lifestyle, and crime indices.
Walkable amenity within 1 km
GP / hospital / pharmacy proximity
Cafés, parks, schools, transport
ZoneDSS Marketplace
85 businesses serving Bella Vista and nearby.
Pest control service
33 Bella Vista Dr, Bella Vista NSW 2153
Mortgage broker
Unit 119/29-31 Lexington Dr, Bella Vista NSW 2153
Insurance broker
301/20A Lexington Dr, Bella Vista NSW 2153
Insurance broker
301/20A Lexington Dr, Bella Vista NSW 2153
Real estate consultant
3.01/14-16 Lexington Dr, Bella Vista NSW 2153
Architect
117 Chapel Ln, Bella Vista NSW 2153
Run a local business? Get found by property owners researching Bella Vista.
List your business — freeFAQs
Bella Vista is dominated by the R2 (Low Density Residential) zone, which covers 2,135 of 2,813 lots (78%). The full mix is: R2 Low Density Residential (78%), R3 Medium Density Residential (17%), SP4 SP4 (3%), RE1 Public Recreation (2%), R1 General Residential (1%).
Across Bella Vista, the average maximum building height is 11.9 m and the average maximum Floor Space Ratio (FSR) is 1.89:1. Individual lots can vary materially — height and FSR are set per zone in the Local Environmental Plan (LEP) and can be modified by overlays. For an exact figure on a specific address, generate a planning report.
Yes — 2,468 lots in Bella Vista appear eligible for a granny flat under SEPP (Housing) 2021, based on lot size, zoning, and frontage. Eligibility is lot-specific: get a planning report on your address to confirm.
The median sale price in Bella Vista over the past 24 months is $2,115,000, across 218 sales. Median unimproved land value is $1,390,000.
Median weekly rent for a house in Bella Vista is $823. Gross rental yield works out to 3.5%.
The Hills Shire Council decided 180 development applications for Bella Vista addresses over the past 24 months, with 166 approved (92% approval rate). Average processing time is 44 days. Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Bella Vista, 1% with heritage controls. These are suburb-wide percentages — every lot has its own combination. A planning report on a specific address shows exactly which controls apply.
102 of 2,813 lots in Bella Vista show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. 97 lots fall within a Transport Oriented Development corridor. Average rezoning signal score: 30.5 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in The Hills Shire Council and nearby postcodes.
Mortgage broker · serves Bella Vista, NSW
Unit 119/29-31 Lexington Dr, Bella Vista NSW 2153
Suburb-wide stats are useful for context. For a buy-or-walk decision on a specific lot, you need every control, every constraint, and every clause cited to source.
Run a report — from A$2914-section report · LEP + SEPP + DCP cross-referenced · cited to source
Verify with official sources
Don't take our word for it. Every figure on this page is computed from authoritative New South Wales Government data — and you can verify any of it directly with the source.
Official zoning, height, FSR, and overlay maps for any NSW address. The primary source for everything on this page.
planningportal.nsw.gov.au
Cadastral lot boundaries, aerial imagery, easements, and environmental overlays from NSW Spatial Services.
maps.six.nsw.gov.au
State-listed heritage items and Heritage Conservation Areas. Search by suburb to see what's listed in Bella Vista.
hms.heritage.nsw.gov.au
Sites notified to the EPA under the Contaminated Land Management Act. Critical for due diligence on any address.
apps.epa.nsw.gov.au
Rural Fire Service map of bushfire-prone land categories. Triggers BAL assessment requirements for new builds.
rfs.nsw.gov.au
Australian Bureau of Statistics QuickStats for postcode 2153 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the The Hills Shire Council Local Environmental Plan, applicable State Environmental Planning Policies, and the Development Control Plan. Property sales drawn from NSW Property Sales Information. DA history aggregated from the NSW Planning Portal. Heritage, flood, bushfire, contaminated land, TEC, sea-level rise, and aircraft noise overlays from the NSW Spatial Services and EPA registers. Population, age, income, and tenure from ABS Census 2021. Aggregated by ZoneDSS · last updated 2026-04-27.
Suburb-wide statistics — your specific lot may vary. Always run a planning report on the actual address before making a decision. How ZoneDSS works →