Piara Waters
WAPiara Waters is a growing suburb in WA with 15,029 residents.
- SAL code
- 51234
- SA2
- 506011308
- Population
- 15,029
Piara Waters, WA had 15,029 residents at the 2021 Census, with the broader statistical area showing a 39.4% growth over the last five years. The predominant age group is 35-44 years, and the median age sits at 31. Households are most often couples with children, and those with a mortgage repay a median of $2,054 a month. Around 82.8% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 74.7%. Most dwellings are separate houses, making up 98.6% of the suburb's housing stock. The suburb has 44 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Piara Waters, WA at a glance
Piara Waters is a young, master-planned suburb ~22 km south-east of Perth CBD in the City of Armadale, sitting alongside Harrisdale on the urban-front edge of the south-east corridor. Most stock is post-2010 brick-and-tile on compact lots, with a still-active build-out under DCP No. 3. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Piara Waters reads as one of Perth's newer family corridors — wide footpath networks, 15+ parklands, and the Piara Nature Reserve as a bushland anchor. Dwellings are predominantly 4-bedroom houses on compact lots with newer double-storeys filling the latter Satterley releases. Piara Waters Primary opened 2012 and Piara Waters Senior High School took its first cohort in 2023, closing the K-12 gap; Carey Baptist College sits next door in Harrisdale. The new Piara Waters Library + Pavilion opened on the community precinct, and the local Piara Waters Shopping Centre opened late 2023; Stockland Harrisdale is ~2.5 km away and Armadale Station is the nearest rail (~10 min drive). No train station in-suburb — the commute is car or Tonkin/Armadale-line via Thornlie. In short: a newer outer-SE family suburb with the schools + amenity now caught up to the population that arrived first.
For investors
Piara Waters is a growth-led, low-yield play. Median house sale $970,000 with rent ~$768/wk gives ~4.1% gross yield (REIWA April 2026); Your Investment Property (May 2026) shows ~275 house sales in 12 months and ~13 days on market. 12-month house growth +17.6% (REIWA), with quarterly tailwinds still in the prints. Unit stock is shallow but the indicative median rent sits ~$580/wk. Vacancy ~2.0% — balanced rather than tight.
Strengths
- Strong recent capital growth (~+17.6% YoY houses, REIWA April 2026) on a deep ~275-sales base.
- Fast leasing — ~13 days on market for houses (YIP May 2026) and a balanced 2.04% vacancy.
- K-12 public schooling now complete in-suburb (Piara Waters SHS opened 2023) — a structural demand anchor.
- Household income ~29% above the WA suburb median supports owner-occupier-led pricing power.
Trade-offs
- Yield is moderate (~4.1% houses) — not a cashflow market.
- No in-suburb train station; commuters lean on Armadale-line via Thornlie + the Tonkin extension.
- DCP No. 3 build-out continues (lot yield revised up to 16.5/ha at the Feb 2025 ICS review) — meaningful new supply still landing through 2026/27.
- Limited stratified stock means few small-ticket entry points.
What's coming
City of Armadale's DCP No. 3 ICS was updated at the 24 February 2025 Council Meeting, lifting the assumed lot yield to 16.5/ha — code for more lots still to come. Lockville Boulevard sewer + roadworks (between Yelverton St and Mason Rd) run June 2025 to February 2026. The Piara Waters Library opened in 2025; the adjoining Piara Waters Car Park project is on hold pending scope and budget review.
Bottom line
For homebuyers: a newer family corridor where schools and amenity have finally caught up to the population. For investors: a growth-and-tenant-quality play on moderate yield, with active supply still landing.
Population
?15,029
Suburb · Census 2021
5-Year Growth
+39.4%
3yr: +22.4% · 10yr: +137.8%
SA2 · 5yr
Household Income
$2,477/wk
Suburb · Census 2021 median
Median Age
31
Suburb · Census 2021
Socio-Economic Index
?9/10
SA2 · least disadvantaged
Unemployment
?1.5%
SA2 · Q4 2025
Schools
5
4 primary, 2 secondary
Hospitals
No data for this suburb
Childcare services
?11
7 long day, 4 OSHC
Parks & green space
?44
Parks, reserves
Transport stops
?28
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
state Valuer-General sale price data not yet loaded for WA
Safety & Crime
2025 Q4Reported incidents from WA police. Offence rates may not reflect all crime.
Population over time — Piara Waters - Forrestdale (SA2)
ABS publishes annual estimates only at SA2; Piara Waters suburb alone is ~15,029 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 1,235 to 21,815 over 24 years, averaging 12.7% per year.
Schools
5 in suburbSector
4 public · 1 private
Type
3 primary · 1 secondary · 1 K-12
Total enrolment
5,120
Avg per school
1,024
Government school catchment
Catchment data is not yet available for WA.
Source when available: WA Department of Education — Public School Local-Intake Areas.
Profile
Census snapshot
Housing
Public housing 0.1%Almost entirely detached houses (98.6%), owner-occupied (82.8%), built for families (68% are 4 bed).
Dwelling mix
Tenure
WA 27%
Number of bedrooms
Bushfire risk
Source: WA DFES Bush Fire Prone Areas
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
Flood data is not yet available for WA.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: WA DFES Bush Fire Prone Areas and DWER Floodplain Mapping.
Planning zones
Planning-zone data is not yet available for WA.
Source when available: Landgate / WA Department of Planning, Lands and Heritage.