Piara Waters vs Treeby

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Treeby is closer to the city centre: 23.8 km, against 26.8 km. On these figures, Piara Waters tends to suit families with children and couples, while Treeby suits young adults.

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 schools inside the suburb (6 vs 1)
  • has more childcare (11 vs 4)
  • has more separate houses rather than flats (98% vs 79%)

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

First-home buyers

Too close to call

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

Weighs house prices, land 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

Treeby

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (24 min vs 29 min)
  • sits closer to the CBD (23.8 km vs 26.8 km)
  • But Piara Waters is more walkable (53/100 vs 17/100)

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

Downsizers and retirees

Treeby

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (21% vs 2%)
  • has more residents already 65 and over (11% vs 4%)
  • But Piara Waters is more walkable (53/100 vs 17/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs house yield.

Where they sit

Piara Waters and Treeby 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 Treeby
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 Treeby
Walkability 53 / 17
Piara Waters — Walkability: 53/100 Treeby — Walkability: 17/100
Safety 64 / 58
Piara Waters — Safety: 64/100 Treeby — Safety: 58/100
Low fire risk 43 / 66
Piara Waters — Low fire risk: 43/100 Treeby — Low fire risk: 66/100
Low flood risk 100 / 100
Piara Waters — Low flood risk: 100/100 Treeby — Low flood risk: 100/100

Demographics

Piara Waters has more residents (15,029 vs 4,214).

Piara Waters Treeby
Population 15,029
+72% vs other
 4,214
Population trend (2016 → 2021) +64.9% —
Median age 31 32
Median household income $128,804/yr $128,908/yr
Median weekly rent $420/wk $450/wk
+7% vs other

Age profile

Share of residents in each band, 2021 Census.

Piara Waters Treeby
0-4 11.8% / 10.9%
Piara Waters — 0-4: 11.8% Treeby — 0-4: 10.9%
5-14 18.7% / 9.4%
Piara Waters — 5-14: 18.7% Treeby — 5-14: 9.4%
15-19 4.4% / 3.5%
Piara Waters — 15-19: 4.4% Treeby — 15-19: 3.5%
20-24 4.6% / 6.4%
Piara Waters — 20-24: 4.6% Treeby — 20-24: 6.4%
25-34 19.4% / 27.6%
Piara Waters — 25-34: 19.4% Treeby — 25-34: 27.6%
35-44 23.6% / 17.6%
Piara Waters — 35-44: 23.6% Treeby — 35-44: 17.6%
45-54 9.2% / 7.9%
Piara Waters — 45-54: 9.2% Treeby — 45-54: 7.9%
55-64 4.9% / 5.9%
Piara Waters — 55-64: 4.9% Treeby — 55-64: 5.9%
65-74 2.7% / 6.6%
Piara Waters — 65-74: 2.7% Treeby — 65-74: 6.6%
75-84 0.7% / 3.1%
Piara Waters — 75-84: 0.7% Treeby — 75-84: 3.1%
85+ 0.1% / 1.2%
Piara Waters — 85+: 0.1% Treeby — 85+: 1.2%

Bars are drawn against the largest share shown (27.6%).

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%
Treeby 61.3% couple families
Treeby — Couple Families: 61.3% Treeby — Lone Person: 21.9% Treeby — One Parent Families: 10.2% Treeby — Group Household: 5.3% Treeby — Other Families: 1.4%
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%
Treeby 15.7% renting
Treeby — Owned Outright: 15.6% Treeby — Mortgage: 68.7% Treeby — Renting: 15.7%
Owned outright Mortgage Renting

Qualifications

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

Piara Waters Treeby
Bachelor Degree 18.3% / 22.0%
Piara Waters — Bachelor Degree: 18.3% Treeby — Bachelor Degree: 22.0%
Certificate III & IV 11.2% / 12.3%
Piara Waters — Certificate III & IV: 11.2% Treeby — Certificate III & IV: 12.3%
Advanced Diploma / Diploma 8.6% / 8.3%
Piara Waters — Advanced Diploma / Diploma: 8.6% Treeby — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 6.2% / 6.9%
Piara Waters — Postgraduate Degree: 6.2% Treeby — Postgraduate Degree: 6.9%
Graduate Diploma / Certificate 1.7% / 2.4%
Piara Waters — Graduate Diploma / Certificate: 1.7% Treeby — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (22.0%).

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 Treeby
India 15.0% / 6.3%
Piara Waters — India: 15.0% Treeby — India: 6.3%
England 4.0% / 5.4%
Piara Waters — England: 4.0% Treeby — England: 5.4%
Malaysia 3.5% / 4.1%
Piara Waters — Malaysia: 3.5% Treeby — Malaysia: 4.1%
Philippines 3.1% / 4.1%
Piara Waters — Philippines: 3.1% Treeby — Philippines: 4.1%
South Africa 3.0% / 2.1%
Piara Waters — South Africa: 3.0% Treeby — South Africa: 2.1%
Singapore 2.1% / 2.6%
Piara Waters — Singapore: 2.1% Treeby — Singapore: 2.6%

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 — Townhouses: 1.4% Piara Waters — Flats / Apartments: 0.1%
Treeby 78.7% houses
Treeby — Houses: 78.7% Treeby — Townhouses: 20.6% Treeby — Flats / Apartments: 0.7%
Houses Townhouses Flats / Apartments

Property market

Piara Waters Treeby
Median house price $962,000 $975,000
Median unit price —
same for both
Median land price $835,000 $773,500
Typical days to sell (houses) 29 days
from 211 sales
 29 days
from 144 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 Treeby
3 bed $792K / $850K
Piara Waters — 3 bed: $792K (98 sales) Treeby — 3 bed: $850K (73 sales)

98 vs 73 sales

4 bed $1.02M / $1.09M
Piara Waters — 4 bed: $1.02M (197 sales) Treeby — 4 bed: $1.09M (90 sales)

197 vs 90 sales

5 bed $1.2M / $1.25M
Piara Waters — 5 bed: $1.2M (20 sales) Treeby — 5 bed: $1.25M (5 sales)

20 vs 5 sales

Development activity

Piara Waters Treeby
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 Treeby
Houses 4.4%
$850/wk on $1M
same for both
Units —
same for both

Ranking within WA

Piara Waters Treeby
House price —
same for both
Income Higher than 91% of WA
same for both
Schools Higher than 42% of WA —
Walkability Higher than 84% of WA Higher than 74% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA Higher than 91% of WA
NBN connectivity Higher than 96% of WA Higher than 99% of WA
Rental yield (houses) Higher than 53% of WA
same for both

Liveability

Piara Waters is more walkable (53 vs 17); Treeby scores higher overall (72 vs 61).

Piara Waters Treeby
Grade B A
Score 61/100 72/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Piara Waters carries more bushfire risk (57 vs 34).

Piara Waters Treeby
Bushfire Moderate
57/100
 Low
34/100
Crime Low
36/100
 Moderate
42/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 2
within 5 km
 4
within 5 km

Schools

Piara Waters Treeby
Inside the suburb 6 1
Rated above peers 1 0
Rated at peers 3 1
Rated below peers 1 0
Universities within 10 km None 1
Murdoch University (Murdoch), 7.7 km

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 Treeby

  • Treeby Primary School Government · Primary at peers

Amenities in the suburb

Piara Waters Treeby
Supermarkets 1 0
Cafes & restaurants 4 0
Parks & reserves 13 14
Childcare 11 4
GPs 1 0
Fuel stations 2 0
Waterways 0 1

Mobility

Piara Waters sits further from the CBD (26.8 km vs 23.8 km).

Piara Waters Treeby
Walkability score 53/100 17/100
Distance to Perth 26.8 km
+11% vs other
 23.8 km
Drive time (normal traffic) 29 min 24 min
Public transport score 78/100
Bus
 77/100
Bus
Peak arrivals per hour 140.2
7-9am + 5-7pm
 52.0
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 Treeby
Car (driver) 78.8% / 73.3%
Piara Waters — Car (driver): 78.8% Treeby — Car (driver): 73.3%
Train 6.8% / 11.0%
Piara Waters — Train: 6.8% Treeby — Train: 11.0%
Worked from Home 7.4% / 8.4%
Piara Waters — Worked from Home: 7.4% Treeby — Worked from Home: 8.4%
Car (passenger) 4.4% / 4.7%
Piara Waters — Car (passenger): 4.4% Treeby — Car (passenger): 4.7%
Bus 1.8% / 1.4%
Piara Waters — Bus: 1.8% Treeby — Bus: 1.4%

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

Setting

Piara Waters Treeby
Elevation 30 m
above sea level, at the suburb centre
 33 m
above sea level, at the suburb centre
Distance to the ocean 14.2 km 12.2 km

NBN connectivity

Piara Waters Treeby
Connectivity score 93/100 100/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 87%
5,726 premises
 99%
2,409 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Piara Waters Treeby
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

Treeby

Middle-Ring Professionals Townhouses Young Families

More comparisons

Other comparisons with Piara Waters

Piara Waters vs Canning Vale Piara Waters vs Harrisdale Piara Waters vs Banjup Piara Waters vs Forrestdale

Other comparisons with Treeby

Treeby vs Canning Vale Treeby vs Harrisdale Treeby vs Jandakot Treeby vs Banjup Treeby vs Forrestdale
Full data on Piara Waters Full data on Treeby
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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