Piara Waters WA 6112
Piara Waters is a suburb in Western Australia, 27 km from Perth CBD, around 29 minutes by car. Population is 15,029; the median age is 31 and the median household income is $128,804 per year. By household income, education, and employment patterns, it ranks in the top 20% nationally. The suburb grew 64.9% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $420 per week and a median monthly mortgage of $2,054. Piara Waters is characterised by no recorded flood exposure. Of 6 schools within the suburb boundary, 1 ranks above the state average, and walkability is moderate.
Is Piara Waters a good suburb?
Piara Waters scores a B (61/100) on SuburbScan's Liveability grade — strong on community.
Mixed results
6 schools · 1 above peer schools
Somewhat walkable
Walkability 53/100 · 26.8 km · 29 min drive to Perth
Median available
Median $962K
Moderate bushfire risk
Fire 57/100 · Crime 36/100 · Flood 0/100
Very advantaged
SEIFA decile 10/10 · median age 31 · 15,029 residents
Liveability Rating
61 / 100 · Ranked #165 in WAEach bar is Piara Waters's rank among WA suburbs, from 0 to 100 (higher is better).
How do you rate the liveability in Piara Waters?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
61 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataPiara Waters's house market is moving higher: the median sale price reached $962,000, roughly 21% above where it sat a year earlier.
Houses
$962,000
9% below its 5 neighbours (median $1,060,000)
Based on 329 recorded sales in the last 24 months.
Typically sold in 29 days — median across 211 sales that recorded a listing period
By bedrooms
- 3 bed 98 sales $792K
- 4 bed 197 sales $1.02M
- 5 bed 20 sales $1.2M
Land
$835,000
Based on 53 recorded sales in the last 24 months.
Typically sold in 36 days — median across 40 sales that recorded a listing period
Currently for Sale
Last 6 monthsHouses in Piara Waters are currently listed at around $1 million on average. Based on 122 houses listed in the past six months.
$1M
122 houses listed in the last 6 months.
123 of the suburb's 4,598 dwellings (2.7%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Piara Waters rent for around $850 a week on average, based on 100 houses listed for rent in the past six months.
$850/wk
In line with its 4 neighbours (median $850/wk)
100 houses advertised for rent in the last 6 months.
102 rentals advertised against an estimated 740 rented homes (13.8%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- All rentals
- $850/wk
- 84 bonds
- +29% since 2023
Median weekly rent on bonds lodged for new tenancies. WA's bond data does not record bedrooms or dwelling type, so it covers all rentals together.Change since 2023 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 202593 Unaffordable · the average rental household in this region would pay about 32% of its income on the median rent in postcode 6112.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$850/week ($44,000 a year) on a $1 million median
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Short-Stay Rentals
10 active Airbnb listings: 9 whole homes and 1 room. Whole homes are about 0.2% of the suburb's homes.
Airbnb only, as at Jun 2026; other platforms are not included. Active means reviewed in the past 12 months. The share is against private dwellings at the 2021 Census.
Schools
Six schools serve Piara Waters, and results are mixed — some outperforming peer-suburb schools, some below. Aspiri Primary School leads the pack.
- • 4,749 students across 5 schools (avg 950)
- • Sectors: 5 Government, 1 Catholic
- • ICSEA 1063-1091, median 1066 (above the national baseline of 1000)
- • Largest: St John Bosco College (1,243 students)
Primary
Secondary
Combined
Walkability
Piara Waters is somewhat walkable on foot — at 53/100, a short cluster of errands work on foot but most trips still benefit from a car. Within the suburb there are 1 supermarket, 13 parks and 4 cafes to anchor that walking radius.
Public transport
Weekday and weekend service frequency across every stop inside Piara Waters.
- Peak (7-9am + 5-7pm)
- 140.2 arrivals/hr
- Off-peak weekday
- 55.2 arrivals/hr
- Saturday
- 25.8 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 17.0 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Piara Waters.
- Full-fibre (FTTP) share
- 87%
- Premises covered
- 5,726
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Armadale: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 31 small areas inside this suburb and averages them into the single decile above. They fall into 5 different deciles — a wide range, so parts of this suburb rank well above the average and parts well below it.
Piara Waters is home to about 15,000 residents, and skews young, with a median age of 31 against the national 38. Median household income runs at $129,000 a year, with unemployment at 4.0%.
2021 Census · change since 2016
Population
15,029
Median Age
31
Median Household Income
$128,804/yr
Census Median Rent
$420/wk
Census Median Mortgage
$2,054/mo
Avg Household Size
3.2
Median Personal Income
$58,708/yr
Unemployment Rate
4.0%
Unoccupied Dwellings
4.2%
Total Dwellings
4,598
Owner-Occupier Rate
83.9%
Houses
98.5%
Rental Stress
17.0%
Mortgage Stress
19.1%
Work From Home
7.4%
Dwelling Types
Property Ownership
Demographics
- Born in Australia
- 47.7%
- English Spoken at Home
- 51.5%
- Employment Rate
- 77%
- Completed Year 12
- 52.0%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
1,204 residents (8.0%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 13,252 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
17% of employed residents work in a capital's city centre (1,373 of 8,045).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 2,846 people work here; 8,045 employed residents live here.
Mostly a place people commute from: 0.4 jobs per working resident. At least 59% of employed residents must work outside the suburb.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $2,388 a year through Armadale based on 2023 figures.
Building Approvals: Armadale
In the year to August 2026, 1,811 new dwellings were approved across Armadale. That mix is 1,765 houses and 46 units. Approvals are up 70.0% on the same period a year earlier.
Climate & Setting
from Jandakot Aero, 5.0 kmModerate rainfall — very hot summers, mild winters.
- Elevation
- 30 m
- above sea level, at the suburb centre
- Distance to the ocean
- 14.2 km
- Near high-voltage lines
- 6.2% of addresses
- 452 within 100 m of an overhead line of 110 kV or more
- Annual rainfall
- 745 mm
- 80 rainy days
- Summer max (Jan)
- 31.4°C
- 30 days ≥ 35°C
- Winter min (Jul)
- 7.6°C
- 2 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
2 facilities within 5 km- 4.2 kmGas SupplyTop reported: Total Volatile Organic Compounds · Oxides of Nitrogen · Carbon monoxide
- 4.5 km
EV adoption
In postcode 6112, 683 of 57,454 registered light vehicles are battery-electric on 31 January 2025. A further 3.5% (2,003 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 4.7%.
Rooftop solar
In postcode 6112, 19,091 rooftop-solar systems totalling 108.6 MW have been installed since 2001, against 25,377 dwellings recorded in the 2021 Census. 1,320 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $800,000.
Cap is $800,000 SOUTH of the 26th parallel (which includes all of metropolitan Perth) and $1,000,000 NORTH of it. We store the southern figure because that is where almost every buyer is; the northern cap is higher, so the stored value never overstates eligibility. The southern cap rose from $750,000 on 7 May 2026 in the 2026-27 Housing Taxation Package. The same package moved the first home owner RATE OF DUTY thresholds, which is a different scheme and lives in the web repo's app/stamp_duty.py.
Mortgage repayments
12 mortgage brokers are registered in this suburb, 18 across postcode 6112.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueWA
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $800,000 may qualify for $10,000 — see what qualifies with Department of Finance WA.
At $962,000 this is $162,000 above the $800,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Department of Finance WA.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-26 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Matt Keogh Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Matt Keogh | 65.7% | 34.3% | +2.4 |
| 2022 | Matt Keogh | 65.2% | 34.8% | -9.7 |
| 2019 | Matt Keogh | 55.0% | 45.0% | +2.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Yaz Mubarakai WA Labor
Next state election: 10 March 2029.
| Year | Winner | Won with |
|---|---|---|
| 2025 | Yaz Mubarakai ALP | 61.9% |
Results are per district. Districts were last redrawn in 2023, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: Western Australian Electoral Commission.
Looking at a specific address in Piara Waters?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 15,029 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
- #1 in Perth suburbs that added the most residents, 2016-2021
- #1 in Perth suburbs where the most Malayalam is spoken at home
- #1 in Perth suburbs where young families live
- #2 in Perth suburbs where the most Hindi is spoken at home
- #2 in Where the Indian community lives in Perth
- #4 in Perth suburbs with the largest Hindu community
- #4 in Perth suburbs where the most Tamil is spoken at home
- #6 in Perth suburbs with the fastest EV adoption growth
- #6 in Perth suburbs where the most Punjabi is spoken at home
- #7 in Perth suburbs that grew fastest, 2016-2021
- #7 in Perth suburbs with the largest Sikh community
- #7 in Where the Sri Lankan community lives in Perth
- #12 in Perth suburbs with the most rooftop solar
Checking the whole city?
Suburbs to avoid in Perth There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Perth suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Compare Piara Waters to another suburb
Side-by-side stats for any other WA suburb — type a name and pick one.
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Common questions about Piara Waters
Is Piara Waters a safe place to live?
Recorded crime in Piara Waters is low (36/100, ranked against other WA suburbs on offences per resident).
What natural hazards affect Piara Waters?
Piara Waters has a moderate recorded bushfire history (57/100, ranked against every Australian suburb with any fire history). No mapped flood overlay applies. These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Piara Waters a good place to live?
Piara Waters has a SuburbScan Liveability grade of B (61/100), ranked against other WA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Piara Waters?
Piara Waters, WA had a population of 15,029 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Piara Waters, WA?
The postcode for Piara Waters, WA is 6112.
How far is Piara Waters from Perth?
Piara Waters is 27 km from Perth CBD by road, about 29 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Piara Waters?
At the 2021 ABS Census, median household income in Piara Waters was $128,804 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Piara Waters?
The median advertised rent in Piara Waters is $850 a week for houses (100 listings), from rental listings over the last six months.
What is the median age in Piara Waters?
The median age of residents in Piara Waters was 31 at the 2021 ABS Census.
Is Piara Waters at risk of bushfire?
Piara Waters has a moderate recorded bushfire history (57/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the suburb relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
How are the schools in Piara Waters?
There are 6 schools inside the Piara Waters boundary: 1 above, 3 at, and 1 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Piara Waters walkable?
Piara Waters scores 53/100 on the SuburbScan Walkability Score, making it somewhat walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Piara Waters?
At the nearest Bureau of Meteorology station to Piara Waters, Jandakot Aero (5 km away), summer days average 31.4°C, winter nights 7.6°C, 745 mm of rain a year over 80 rainy days, and 30 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Piara Waters?
First-home buyers in WA may be eligible for $10,000 towards new homes with a purchase price up to $800,000. The grant is administered by Department of Finance WA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Piara Waters belong to?
Piara Waters sits within the Armadale local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Piara Waters?
The average residential rates bill through Armadale is $2,388 a year (2023). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Piara Waters?
Across Armadale, 1,811 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 70.0% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Piara Waters in?
Piara Waters sits within the federal Division of Burt, currently held by Matt Keogh (Australian Labor Party).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2023–24
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- Short-stay rentals · Jun 2026
- State electorate · 2025
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.