Bella Vista at a glance
9,149
People
$2,510,000
Median sale
$1,096/wk
Median rent
2.27%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
NSW › Bella Vista › Kimberley Ct
$2,500,000
Last sold
2 July 2026
5
Bedrooms
2
Bathrooms
2
Car spaces
747.1 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Last sold
$2,500,000
2 July 2026 · derived via latest_sale
Sources disagree on the sale price. All recorded figures are shown in the history below — Districts does not pick a winner.
Local land rate: recorded House sales in Bella Vista (last 5 years) with land size have a median of $3,603/m² of land (n=79). Districts calculation from recorded sales — not a valuation.
Bella Vista at a glance
9,149
People
$2,510,000
Median sale
$1,096/wk
Median rent
2.27%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Vs Bella Vista
-0.4%
Median sale
Suburb $2,510,000
+0.01 pp
Gross yield
Suburb 2.27%
Suburb median $2,510,000 from 33 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
The Hills Local Environmental Plan 2019
Zone
Low Density Residential
R2
Jurisdiction
The Hills
The Hills, NSW
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Low Density Residential · R2 (The Hills Local Environmental Plan 2019). Official parcel area about 751 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $1,096/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned Low Density Residential · R2 (The Hills Local Environmental Plan 2019). Official parcel area about 751 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Low Density Residential · R2 (The Hills Local Environmental Plan 2019). Official parcel area about 751 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
KnownmediumOfficial parcel about 751 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Bella Vista at a glance
9,149
People
$2,510,000
Median sale
$1,096/wk
Median rent
2.27%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White CarlingfordTucked away in an exclusive, peaceful cul-de-sac, this masterfully renovated single-level residence sets a new benchmark for family luxury and effortless indoor-outdoor integration. From the striking wide timber front door and meticulously manicured, low-maintenance front gardens, this immaculate home features 5 bedrooms, 2 bathrooms with a 3rd toilet, and 2 car spaces, welcoming you into a bright, airy sanctuary tailored for premium suburban living.
The interiors showcase magnificent timber flooring that flows seamlessly across a sprawling, sun-filled open-plan layout. Accented by high-end plantation shutters, recessed downlights, and ducted air conditioning, the primary lounge room centers around a cozy built-in fireplace, creating a warm ambiance for relaxed family evenings. The state-of-the-art gourmet kitchen is a chef's masterpiece, beautifully styled with premium 60mm stone benchtops, sleek handleless cabinetry, a ducted rangehood, and a feature gas cooktop.
Expansive glass sliding doors dissolve the boundaries between internal living and a magnificent outdoor entertaining domain. The sensational undercover alfresco terrace features a textured architectural render finish, a complete built-in barbecue station with integrated gas cooking, and a dedicated bar fridge area. Step down to an extensive concrete lounge deck wrapping around a magnificent, heated saltwater swimming pool-an absolute backyard paradise framed by secure fencing and a lush grassed lawn ideal for kids and pets.
The bedroom wing offers five oversized, peaceful sanctuaries equipped with custom built-in wardrobes, serviced by two beautifully modern bathrooms. The palatial master bedroom stands alone as a true parent's retreat, offering a generous walk-in wardrobe and an exquisite ensuite. The main family bathroom is equally luxurious, showcasing floor-to-ceiling tiling and a stylish freestanding bathtub. Storage is exceptionally planned throughout, anchored by a vast multi-purpose laundry and dedicated general utility room.
Perfectly situated within the highly coveted Matthew Pearce Public School and Model Farms High School catchments, this exceptional home sits only moments from Norwest Metro, direct city buses, major arterial motorways, and bustling shopping villages.
Key Attributes:
• Grand wide timber door entry set within manicured hedge gardens
• Expansive single-level floorplan featuring premium timber floors
• Sprawling configuration with five big bedrooms and three bathrooms
• Premium 60mm stone kitchen with gas cooking and a ducted rangehood
• Sun-filled open-plan living and dining domain with built-in fireplace
• Undercover alfresco terrace with built-in gas BBQ and bar fridge
• Stunning heated saltwater pool bordered by child-friendly lawns
• Master bedroom retreat featuring a generous custom walk-in wardrobe
• Vast multi-purpose family laundry room with abundant custom storage
• Zoned for elite Matthew Pearce Public School and Model Farms High
Listing description written by Nathan Circosta, Ray White Carlingford — reproduced as published, not verified by Districts.
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