Piara Waters vs Banjup

Piara Waters is the younger of the two, with a median age of 31 against 42 in Banjup. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Banjup: a median of $1.75 million, against $962,000 in Piara Waters, and rent is higher there too. On these figures, Piara Waters tends to suit families with children, couples, and buyers on a tighter budget.

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 4 of the 6 things we measure here

  • has more parks and reserves (13 vs 1)
  • has more childcare (11 vs 0)
  • has more schools inside the suburb (6 vs 0)

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

First-home buyers

Piara Waters

ahead on the one thing that separates them

  • has cheaper houses ($962,000 vs $1,750,000)

Weighs house prices and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Piara Waters

ahead on the one thing that separates them

  • is more walkable (53/100 vs 10/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Piara Waters is more walkable (53/100 vs 10/100)
  • Banjup has more residents already 65 and over (17% vs 4%)

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

Investors

Piara Waters

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.4% vs 2.8%)

Weighs house yield.

Where they sit

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

Piara Waters Banjup
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.

Piara Waters Banjup
Walkability 53 / 10
Piara Waters — Walkability: 53/100 Banjup — Walkability: 10/100
Safety 64 / 63
Piara Waters — Safety: 64/100 Banjup — Safety: 63/100
Low fire risk 43 / 50
Piara Waters — Low fire risk: 43/100 Banjup — Low fire risk: 50/100
Low flood risk 100 / 100
Piara Waters — Low flood risk: 100/100 Banjup — Low flood risk: 100/100

Demographics

Piara Waters has more residents (15,029 vs 1,377); Banjup skews older (42 vs 31).

Piara Waters Banjup
Population 15,029
+91% vs other
 1,377
Population trend (2016 → 2021) +64.9% —
Median age 31 42
Median household income $128,804/yr $130,364/yr
+1% vs other
Median weekly rent $420/wk $450/wk
+7% vs other

Age profile

Share of residents in each band, 2021 Census.

Piara Waters Banjup
0-4 11.8% / 4.7%
Piara Waters — 0-4: 11.8% Banjup — 0-4: 4.7%
5-14 18.7% / 9.8%
Piara Waters — 5-14: 18.7% Banjup — 5-14: 9.8%
15-19 4.4% / 7.0%
Piara Waters — 15-19: 4.4% Banjup — 15-19: 7.0%
20-24 4.6% / 7.9%
Piara Waters — 20-24: 4.6% Banjup — 20-24: 7.9%
25-34 19.4% / 12.0%
Piara Waters — 25-34: 19.4% Banjup — 25-34: 12.0%
35-44 23.6% / 10.7%
Piara Waters — 35-44: 23.6% Banjup — 35-44: 10.7%
45-54 9.2% / 14.0%
Piara Waters — 45-54: 9.2% Banjup — 45-54: 14.0%
55-64 4.9% / 15.9%
Piara Waters — 55-64: 4.9% Banjup — 55-64: 15.9%
65-74 2.7% / 11.3%
Piara Waters — 65-74: 2.7% Banjup — 65-74: 11.3%
75-84 0.7% / 4.5%
Piara Waters — 75-84: 0.7% Banjup — 75-84: 4.5%
85+ 0.1% / 1.3%
Piara Waters — 85+: 0.1% Banjup — 85+: 1.3%

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

Who lives together

Household composition, 2021 Census.

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%
Banjup 62.7% couple families
Banjup — Couple Families: 62.7% Banjup — Lone Person: 19.0% Banjup — One Parent Families: 10.8% Banjup — Group Household: 4.9% Banjup — Other Families: 2.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Piara Waters 16.1% renting
Piara Waters — Owned Outright: 8.2% Piara Waters — Mortgage: 75.7% Piara Waters — Renting: 16.1%
Banjup 13.0% renting
Banjup — Owned Outright: 44.3% Banjup — Mortgage: 42.7% Banjup — Renting: 13.0%
Owned outright Mortgage Renting

Qualifications

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

Piara Waters Banjup
Bachelor Degree 18.3% / 14.0%
Piara Waters — Bachelor Degree: 18.3% Banjup — Bachelor Degree: 14.0%
Certificate III & IV 11.2% / 17.9%
Piara Waters — Certificate III & IV: 11.2% Banjup — Certificate III & IV: 17.9%
Advanced Diploma / Diploma 8.6% / 9.4%
Piara Waters — Advanced Diploma / Diploma: 8.6% Banjup — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 6.2% / 4.0%
Piara Waters — Postgraduate Degree: 6.2% Banjup — Postgraduate Degree: 4.0%
Graduate Diploma / Certificate 1.7% / 1.9%
Piara Waters — Graduate Diploma / Certificate: 1.7% Banjup — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (18.3%).

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.

Piara Waters Banjup
India 15.0% / 1.5%
Piara Waters — India: 15.0% Banjup — India: 1.5%
England 4.0% / 5.7%
Piara Waters — England: 4.0% Banjup — England: 5.7%
Malaysia 3.5% / 3.0%
Piara Waters — Malaysia: 3.5% Banjup — Malaysia: 3.0%
New Zealand 2.5% / 2.9%
Piara Waters — New Zealand: 2.5% Banjup — New Zealand: 2.9%
South Africa 3.0% / 1.4%
Piara Waters — South Africa: 3.0% Banjup — South Africa: 1.4%
China 1.7% / 2.5%
Piara Waters — China: 1.7% Banjup — China: 2.5%
Philippines 3.1% / —
Piara Waters — Philippines: 3.1% Banjup — Philippines: not among its largest
Scotland — / 1.5%
Piara Waters — Scotland: not among its largest Banjup — Scotland: 1.5%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Piara Waters 98.5% houses
Piara Waters — Houses: 98.5% Piara Waters — Flats / Apartments: 0.1% Piara Waters — Townhouses: 1.4%
Banjup 98.7% houses
Banjup — Houses: 98.7% Banjup — Flats / Apartments: 1.3% Banjup — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Piara Waters Banjup
Median house price $962,000 $1,750,000
Median unit price —
same for both
Median land price $835,000 —
Typical days to sell (houses) 29 days
from 211 sales
 46 days
from 4 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.

Piara Waters Banjup
4 bed $1.02M / $1.49M
Piara Waters — 4 bed: $1.02M (197 sales) Banjup — 4 bed: $1.49M (5 sales)

197 vs 5 sales

5 bed $1.2M / $1.75M
Piara Waters — 5 bed: $1.2M (20 sales) Banjup — 5 bed: $1.75M (5 sales)

20 vs 5 sales

Development activity

Piara Waters Banjup
New dwellings approved 1,811
across Armadale
 1,395
across Cockburn
Approvals change year on year +70% +14%

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.

Piara Waters Banjup
Houses 4.4%
$850/wk on $1M
 2.8%
$1,200/wk on $2.2M
Units —
same for both

Ranking within WA

Piara Waters Banjup
House price —
same for both
Income Higher than 91% of WA Higher than 92% of WA
Schools Higher than 42% of WA —
Walkability Higher than 84% of WA Higher than 70% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA Higher than 90% of WA
NBN connectivity Higher than 96% of WA Higher than 79% of WA
Rental yield (houses) Higher than 53% of WA Higher than 4% of WA

Liveability

Piara Waters is more walkable (53 vs 10).

Piara Waters Banjup
Grade B
same for both
Score 61/100 64/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Piara Waters Banjup
Bushfire Moderate
57/100
 Moderate
50/100
Crime Low
36/100
 Low
37/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Piara Waters Banjup
Inside the suburb 6 0
Rated above peers 1 0
Rated at peers 3 0
Rated below peers 1 0

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

Schools in Banjup

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Piara Waters Banjup
Supermarkets 1 0
Cafes & restaurants 4 0
Parks & reserves 13 1
Childcare 11 0
GPs 1 0
Fuel stations 2 0

Mobility

Piara Waters Banjup
Walkability score 53/100 10/100
Distance to Perth 26.8 km 27.3 km
+2% vs other
Drive time (normal traffic) 29 min 27 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 140.2
7-9am + 5-7pm
 42.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 6112
 1.5%
postcode 6164
Rooftop solar per 100 dwellings 75
postcode 6112
 72
postcode 6164

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.

Piara Waters Banjup
Car (driver) 78.8% / 75.9%
Piara Waters — Car (driver): 78.8% Banjup — Car (driver): 75.9%
Worked from Home 7.4% / 11.1%
Piara Waters — Worked from Home: 7.4% Banjup — Worked from Home: 11.1%
Train 6.8% / 6.5%
Piara Waters — Train: 6.8% Banjup — Train: 6.5%
Car (passenger) 4.4% / 3.9%
Piara Waters — Car (passenger): 4.4% Banjup — Car (passenger): 3.9%
Walked Only 0.6% / 2.0%
Piara Waters — Walked Only: 0.6% Banjup — Walked Only: 2.0%
Bus 1.8% / 0.7%
Piara Waters — Bus: 1.8% Banjup — Bus: 0.7%

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

Setting

Piara Waters Banjup
Elevation 30 m
above sea level, at the suburb centre
 24 m
above sea level, at the suburb centre
Distance to the ocean 14.2 km 10.5 km

NBN connectivity

Piara Waters Banjup
Connectivity score 93/100 66/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 87%
5,726 premises
 42%
411 premises

Climate

Piara Waters Banjup
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

Piara Waters Banjup
Average residential rate $2,388/yr $2,754/yr
Council Armadale Cockburn

Federal electorate

Piara Waters Banjup
Division Burt Fremantle
Member Matt Keogh Josh Wilson
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Piara Waters

Family Multicultural Outer Parks Young Families

Banjup

Acreage Outer Premium

More comparisons

Other comparisons with Piara Waters

Piara Waters vs Canning Vale Piara Waters vs Harrisdale Piara Waters vs Treeby Piara Waters vs Forrestdale

Other comparisons with Banjup

Banjup vs Atwell Banjup vs Aubin Grove Banjup vs Wandi Banjup vs Treeby Banjup vs Oakford Banjup vs Jandakot
Full data on Piara Waters Full data on Banjup
Unlock full address-level data — $29/month

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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