Bella Vista flood map & planning overlays
A planning-constraint profile of Bella Vista
(The Hills Shire, NSW) - 4.68 km², mapped from live council and
state overlay data. This suburb is relatively unconstrained.
Profile updated 26 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
4.68 km² - this suburb is relatively unconstrained by planning overlays.
Elevation hillshade with street names, clipped to Bella Vista's boundary, with the flood, bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Bella Vista
Two different things, kept apart on purpose. The ANEF contour is the planning instrument - a forecast published per airport that planning schemes use to control noise-sensitive development. Observed overflight is what a sampled aircraft-tracking feed actually recorded over the suburb - where aircraft flew, how low and how often.
Observed overflight - sampled 4 Sep to 25 Sep 2026
typical observed square 2 a day
Night movements: observed, lowest 1,000 ft - night is sampled as often as day, but night traffic is light, so this is a floor and no rate can be put on it.
Traffic is sampled rather than watched continuously, so every figure is a floor: aircraft not captured between samples are not represented. Rates are per 500 m square - the busiest square in the suburb, not a count of flights over the suburb - and a square is only rated where enough traffic was seen to measure it. Altitudes are above mean sea level. Flight paths change with runway use, weather, season and airspace design. This is a record of observed traffic; it is not a noise contour and not a planning control.
Bella Vista at a glance
How Bella Vista is zoned
Buying in Bella Vista? The zoning, flood and bushfire lines on the section 10.7 certificate attached to the contract are mapped controls - see our s10.7 certificate guide.
Across its 4.68 km², Bella Vista is relatively unconstrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay. There are 5 heritage-listed sites on record, and the dominant land-use zone is Low Density Residential. The median lot measures about 720 m² across 2,820 parcels.
Who lives in Bella Vista
Census 2021 figures published by the ABS for the Bella Vista suburb boundary itself, not a wider region.
Socio-economic standing
ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.
Score 1167, and decile 10 within New South Wales. The national average is 1000.
Age profile
Share of Bella Vista's 8,384 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Baulkham Hills (West) - Bella Vista, the wider ABS statistical area containing Bella Vista. There is no annual population series published at suburb level, so this describes the surrounding area rather than Bella Vista itself.
16,826 in 2001 to 23,336 in 2025, up 39%.
Source: ABS Census 2021 and SEIFA 2021 (Suburbs and Localities), Regional Population (SA2), CC BY 4.0. Small counts are randomly adjusted by the ABS.
Bella Vista data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Bushfire-prone mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Zoning | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Heritage and environment | Mapped where published | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Aircraft noise contours (ANEF) | Not held | NSW Government spatial services, NSW ePlanning and published council flood studies, Defence |
| Observed flight paths | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 26 September 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
Check a specific Bella Vista address
See exactly which overlays touch a single property - the interactive map is free. Need it on paper? A full planning PDF is just $9.
Aircraft have been seen below 3,000 ft over about 64% of Bella Vista. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Published flood models are held over parts of Bella Vista. The free check tells you whether one reaches an address; where it does, a Flood Model Report is +$9 with the planning report.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Bella Vista lot.
See what's in the $9 report →Bella Vista planning - frequently asked
Is Bella Vista flood-prone?
Flood mapping covers Bella Vista and less than 1% of the suburb falls within a mapped flood overlay (the council-wide suburb average is 9%). Published flood models are held over parts of Bella Vista; the free check on the Flood Model Report page says whether one reaches a given address.
Is Bella Vista bushfire-prone?
Bushfire mapping covers Bella Vista and little to none of it is mapped as bushfire-prone (the The Hills Shire average is 62%).
Is Bella Vista under a flight path?
Aircraft were observed below 3,000 ft over about 64% of Bella Vista, and over about 98% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 25 Sep 2026). The lowest measured aircraft was at 500 ft, with an average of 6,500 ft. At the busiest point in the suburb about 23 aircraft a day were recorded passing over one 500 m square. Traffic is sampled rather than watched continuously and flight paths change with runway use, weather and season; the ANEF contour is the planning instrument.
What is the zoning in Bella Vista?
The dominant planning zone in Bella Vista is Low Density Residential, though the suburb also includes Enterprise and Public Recreation.
Does Bella Vista have heritage-listed places?
Bella Vista has 5 heritage-listed places on record.
What is the typical lot size in Bella Vista?
Across 2,820 surveyed parcels in Bella Vista, the median lot size is about 720 m². There are also 7 registered easements mapped in the suburb.
Does Bella Vista have a train station?
Yes - Bella Vista has 1 train station: Bella Vista Station. It is also served by 127 bus stops.
What is the population of Bella Vista?
At the 2021 Census Bella Vista had 8,384 usual residents, with a median age of 40 and an average household size of 3.4 people. The wider Baulkham Hills (West) - Bella Vista statistical area, which contains Bella Vista, went from 16,826 people in 2001 to 23,336 in 2025, up 39%.
Is Bella Vista an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Bella Vista scores 1167 and sits in decile 10 of 10 nationally and decile 10 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Bella Vista?
Median household income in Bella Vista was $3,518 a week at the 2021 Census, against $2,650 for the typical suburb in The Hills Shire. Median rent was $740 a week and the median mortgage repayment $3,400 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Norwest | 1.3 km | 0% | 0% |
| Kings Langley Blacktown |
2.2 km | 7% | 0% |
| Glenwood Blacktown |
2.3 km | 5% | 0% |
| Baulkham Hills | 3.0 km | 0% | 13% |
| Kellyville | 3.2 km | 0% | 9% |
| Lalor Park Blacktown |
3.4 km | 8% | 0% |
| Stanhope Gardens Blacktown |
3.7 km | 8% | 7% |
| Acacia Gardens Blacktown |
3.9 km | 3% | 0% |
| Parklea Blacktown |
4.0 km | <1% | 0% |
| Castle Hill | 4.1 km | 0% | 19% |