Forrestdale vs Piara Waters

Piara Waters is the younger of the two, with a median age of 31 against 41 in Forrestdale. In both, the large majority of households own their home and the large majority of homes are detached houses. In Forrestdale, about half of households are couple families. In Piara Waters, most households are couple families. Houses cost more in Piara Waters: a median of $962,000, against $885,000 in Forrestdale, and rent is higher there too. Piara Waters is closer to the city centre: 26.8 km, against 30.1 km. On these figures, Piara Waters tends to suit families with children and couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Piara Waters

ahead on 5 of the 6 things we measure here

  • carries lower crime risk (36/100 vs 94/100)
  • has more childcare (11 vs 5)
  • has more parks and reserves (13 vs 6)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Forrestdale

ahead on the one thing that separates them

  • has cheaper rent ($350/wk vs $420/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Piara Waters

ahead on 2 of the 4 things we measure here

  • is more walkable (53/100 vs 32/100)
  • sits closer to the CBD (26.8 km vs 30.1 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Piara Waters

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (36/100 vs 94/100)
  • is more walkable (53/100 vs 32/100)
  • But Forrestdale has more residents already 65 and over (16% vs 4%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Piara Waters

ahead on the one thing that separates them

  • is growing faster (64.9% vs -4.1%)

Weighs house yield and population growth.

Where they sit

Forrestdale and Piara Waters drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Forrestdale Piara Waters
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Forrestdale Piara Waters
Walkability 32 / 53
Forrestdale — Walkability: 32/100 Piara Waters — Walkability: 53/100
Safety 6 / 64
Forrestdale — Safety: 6/100 Piara Waters — Safety: 64/100
Low fire risk 48 / 43
Forrestdale — Low fire risk: 48/100 Piara Waters — Low fire risk: 43/100
Low flood risk 70 / 100
Forrestdale — Low flood risk: 70/100 Piara Waters — Low flood risk: 100/100

Demographics

Piara Waters has more residents (15,029 vs 1,027); Forrestdale skews older (41 vs 31).

Forrestdale Piara Waters
Population 1,027 15,029
+1363% vs other
Population trend (2016 → 2021) -4.1% +64.9%
Median age 41 31
Median household income $97,500/yr $128,804/yr
+32% vs other
Median weekly rent $350/wk $420/wk
+20% vs other

Age profile

Share of residents in each band, 2021 Census.

Forrestdale Piara Waters
0-4 5.9% / 11.8%
Forrestdale — 0-4: 5.9% Piara Waters — 0-4: 11.8%
5-14 13.0% / 18.7%
Forrestdale — 5-14: 13.0% Piara Waters — 5-14: 18.7%
15-19 5.8% / 4.4%
Forrestdale — 15-19: 5.8% Piara Waters — 15-19: 4.4%
20-24 5.6% / 4.6%
Forrestdale — 20-24: 5.6% Piara Waters — 20-24: 4.6%
25-34 12.3% / 19.4%
Forrestdale — 25-34: 12.3% Piara Waters — 25-34: 19.4%
35-44 11.6% / 23.6%
Forrestdale — 35-44: 11.6% Piara Waters — 35-44: 23.6%
45-54 14.7% / 9.2%
Forrestdale — 45-54: 14.7% Piara Waters — 45-54: 9.2%
55-64 15.1% / 4.9%
Forrestdale — 55-64: 15.1% Piara Waters — 55-64: 4.9%
65-74 10.6% / 2.7%
Forrestdale — 65-74: 10.6% Piara Waters — 65-74: 2.7%
75-84 3.8% / 0.7%
Forrestdale — 75-84: 3.8% Piara Waters — 75-84: 0.7%
85+ 1.2% / 0.1%
Forrestdale — 85+: 1.2% Piara Waters — 85+: 0.1%

Bars are drawn against the largest share shown (23.6%).

Who lives together

Household composition, 2021 Census.

Forrestdale 46.6% couple families
Forrestdale — Couple Families: 46.6% Forrestdale — Lone Person: 28.9% Forrestdale — One Parent Families: 20.2% Forrestdale — Group Household: 4.3% Forrestdale — Other Families: 0.0%
Piara Waters 72.9% couple families
Piara Waters — Couple Families: 72.9% Piara Waters — Lone Person: 13.5% Piara Waters — One Parent Families: 9.9% Piara Waters — Group Household: 2.4% Piara Waters — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Forrestdale 18.8% renting
Forrestdale — Owned Outright: 33.8% Forrestdale — Mortgage: 47.4% Forrestdale — Renting: 18.8%
Piara Waters 16.1% renting
Piara Waters — Owned Outright: 8.2% Piara Waters — Mortgage: 75.7% Piara Waters — Renting: 16.1%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Forrestdale Piara Waters
Certificate III & IV 18.9% / 11.2%
Forrestdale — Certificate III & IV: 18.9% Piara Waters — Certificate III & IV: 11.2%
Bachelor Degree 8.7% / 18.3%
Forrestdale — Bachelor Degree: 8.7% Piara Waters — Bachelor Degree: 18.3%
Advanced Diploma / Diploma 6.5% / 8.6%
Forrestdale — Advanced Diploma / Diploma: 6.5% Piara Waters — Advanced Diploma / Diploma: 8.6%
Postgraduate Degree 1.6% / 6.2%
Forrestdale — Postgraduate Degree: 1.6% Piara Waters — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 1.1% / 1.7%
Forrestdale — Graduate Diploma / Certificate: 1.1% Piara Waters — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (18.9%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Forrestdale Piara Waters
India — / 15.0%
Forrestdale — India: not among its largest Piara Waters — India: 15.0%
England 6.8% / 4.0%
Forrestdale — England: 6.8% Piara Waters — England: 4.0%
New Zealand 3.4% / 2.5%
Forrestdale — New Zealand: 3.4% Piara Waters — New Zealand: 2.5%
South Africa 2.7% / 3.0%
Forrestdale — South Africa: 2.7% Piara Waters — South Africa: 3.0%
Malaysia 0.6% / 3.5%
Forrestdale — Malaysia: 0.6% Piara Waters — Malaysia: 3.5%
Philippines — / 3.1%
Forrestdale — Philippines: not among its largest Piara Waters — Philippines: 3.1%
Scotland 1.3% / —
Forrestdale — Scotland: 1.3% Piara Waters — Scotland: not among its largest
Italy 0.9% / —
Forrestdale — Italy: 0.9% Piara Waters — Italy: not among its largest

Bars are drawn against the largest share shown (15.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Forrestdale 97.7% houses
Forrestdale — Houses: 97.7% Forrestdale — Flats / Apartments: 2.3% Forrestdale — Townhouses: 0.0%
Piara Waters 98.5% houses
Piara Waters — Houses: 98.5% Piara Waters — Flats / Apartments: 0.1% Piara Waters — Townhouses: 1.4%
Houses Flats / Apartments Townhouses

Property market

Forrestdale Piara Waters
Median house price $885,000 $962,000
Median unit price —
same for both
Median land price — $835,000
Typical days to sell (houses) 30 days
from 45 sales
 29 days
from 211 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Forrestdale Piara Waters
3 bed $850K / $792K
Forrestdale — 3 bed: $850K (16 sales) Piara Waters — 3 bed: $792K (98 sales)

16 vs 98 sales

4 bed $890K / $1.02M
Forrestdale — 4 bed: $890K (41 sales) Piara Waters — 4 bed: $1.02M (197 sales)

41 vs 197 sales

Development activity

Forrestdale Piara Waters
New dwellings approved 1,811
across Armadale
same for both
Approvals change year on year +70%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Forrestdale Piara Waters
Houses 4.3%
$782/wk on $949K
 4.4%
$850/wk on $1M
Units —
same for both

Ranking within WA

Forrestdale Piara Waters
House price —
same for both
Income Higher than 64% of WA Higher than 91% of WA
Schools Higher than 73% of WA Higher than 42% of WA
Walkability Higher than 78% of WA Higher than 84% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA
same for both
NBN connectivity Higher than 93% of WA Higher than 96% of WA
Rental yield (houses) Higher than 44% of WA Higher than 53% of WA

Liveability

Piara Waters is more walkable (53 vs 32); Piara Waters scores higher overall (61 vs 41).

Forrestdale Piara Waters
Grade C B
Score 41/100 61/100
Socio-economic band mid-range socio-economic
decile 5/10
 very advantaged area
decile 10/10

Risk profile

Forrestdale carries more flood risk (30 vs 0); Forrestdale carries more crime risk (94 vs 36).

Forrestdale Piara Waters
Bushfire Moderate
52/100
 Moderate
57/100
Crime High
94/100
 Low
36/100
Flood Low
30/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Forrestdale Piara Waters
Inside the suburb 3 6
Rated above peers 1
same for both
Rated at peers 2 3
Rated below peers 0 1

Schools in Forrestdale

  • Australian Islamic College (Forrestdale) Independent · Combined above peers
  • Carey Baptist College Forrestdale Independent · Combined at peers
  • Forrestdale Primary School Government · Primary at peers

Schools in Piara Waters

  • Aspiri Primary School Government · Primary above peers
  • Piara Waters Primary School Government · Primary at peers
  • Piara Waters Senior High School Government · Secondary at peers
  • St John Bosco College Catholic · Combined at peers
  • Riva Primary School Government · Primary below peers
  • Piara Waters West Primary School Government · Primary

Amenities in the suburb

Forrestdale Piara Waters
Supermarkets 0 1
Cafes & restaurants 2 4
Parks & reserves 6 13
Childcare 5 11
GPs 0 1
Fuel stations 6 2
EV chargers 1 0
Waterways 2 0

Mobility

Forrestdale sits further from the CBD (30.1 km vs 26.8 km).

Forrestdale Piara Waters
Walkability score 32/100 53/100
Distance to Perth 30.1 km
+11% vs other
 26.8 km
Drive time (normal traffic) 30 min 29 min
Public transport score 78/100
Bus
same for both
Peak arrivals per hour 64.8
7-9am + 5-7pm
 140.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 6112
same for both
Rooftop solar per 100 dwellings 75
postcode 6112
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Forrestdale Piara Waters
Car (driver) 72.7% / 78.8%
Forrestdale — Car (driver): 72.7% Piara Waters — Car (driver): 78.8%
Worked from Home 12.4% / 7.4%
Forrestdale — Worked from Home: 12.4% Piara Waters — Worked from Home: 7.4%
Car (passenger) 6.1% / 4.4%
Forrestdale — Car (passenger): 6.1% Piara Waters — Car (passenger): 4.4%
Train 2.6% / 6.8%
Forrestdale — Train: 2.6% Piara Waters — Train: 6.8%
Walked Only 4.2% / 0.6%
Forrestdale — Walked Only: 4.2% Piara Waters — Walked Only: 0.6%
Bus 1.4% / 1.8%
Forrestdale — Bus: 1.4% Piara Waters — Bus: 1.8%

Bars are drawn against the largest share shown (78.8%).

Setting

Forrestdale Piara Waters
Elevation 18 m
above sea level, at the suburb centre
 30 m
above sea level, at the suburb centre
Distance to the ocean 15.2 km 14.2 km

NBN connectivity

Forrestdale Piara Waters
Connectivity score 82/100 93/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 71%
1,262 premises
 87%
5,726 premises

Climate

Forrestdale Piara Waters
Annual rainfall 745 mm
same for both
Summer max (Jan) 31.4°C
same for both
Winter min (Jul) 7.6°C
same for both

Council rates

Forrestdale Piara Waters
Average residential rate $2,388/yr
same for both
Council Armadale
same for both

Federal electorate

Forrestdale Piara Waters
Division Burt
same for both
Member Matt Keogh
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Forrestdale Piara Waters
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Forrestdale

Acreage Outer

Piara Waters

Family Multicultural Outer Parks Young Families

More comparisons

Other comparisons with Forrestdale

Forrestdale vs Southern River Forrestdale vs Harrisdale Forrestdale vs Seville Grove Forrestdale vs Wandi Forrestdale vs Treeby Forrestdale vs Hilbert

Other comparisons with Piara Waters

Piara Waters vs Canning Vale Piara Waters vs Harrisdale Piara Waters vs Treeby Piara Waters vs Banjup
Full data on Forrestdale Full data on Piara Waters
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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