EquitySight.app
Free full calculator →
EquitySight.app
Free full calculator →
ABS 2021 Census · Updated 21 May 2026
Piara Waters is a well-established middle-ring suburb of Perth, Australia, with a population of approximately 15,029, making it a smaller community. Located approximately 21 km from the Perth CBD, Piara Waters is a middle ring area in Western Australia. The median household income is $128,804 per year.
Piara Waters benefits from a high-income resident base, supporting premium property pricing.
Official Australia Post postcode for Piara Waters. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 4 schools within or near this suburb.
Find schools near Piara Waters on My School →Estimated 6 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
With 15,029 residents, Piara Waters is one of Western Australia's more populous suburbs — roughly 2.7× the state median of 5,605 — giving it a deep buyer and tenant pool that typically supports higher transaction volumes and shorter average days on market. Median household income of $128,804/year runs 29% above the Western Australia suburb median of $99,736, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Rent of $420/week (89% coverage of the $2,054/month median mortgage) leaves a gap of roughly $234/month that a typical investor bridges with negative gearing, depreciation and capital growth. 21 km from Perth places Piara Waters in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Separate houses make up 94% of dwellings — 15 percentage points above the Western Australia median of 79% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
This suburb suits long-term investors looking for a balance of rental yield and capital growth. Schools and transport underpin family demand. Local rents consume roughly 17% of household income — a useful sanity check on tenant affordability.
How Piara Waters stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Piara Waters sits above the state median; negative means below.
| Metric | Piara Waters | WA median | Δ vs state |
|---|---|---|---|
| Population | 15,029 | 5,605 | +168% |
| Median household income | $128,804/yr | $99,736/yr | +29% |
| Median rent (weekly) | $420 | $350 | +20% |
| Median mortgage (monthly) | $2,054 | $1,902 | +8% |
| Distance to CBD | 21 km | 20 km | +5% |
| Separate houses | 94% | 79% | +15pp |
Pre-inspection briefing for Piara Waters — every item is derived from public datasets, with full citations in our data sources page.
Strong buy-and-hold fundamentals: household incomes run 29% above the Western Australia suburb median ($128,804 vs $99,736), and the 21 km CBD distance keeps this suburb in the primary demand zone. In Western Australia, suburbs with this profile have historically clustered in the upper tercile of 10-year capital growth.
Strong rental coverage: $420/week (~$1,820/month) covers 89% of the $2,054/month median mortgage repayment, so the shortfall sits at just $234/month. Investors targeting positive cash flow should shortlist this suburb.
A dwelling mix skewed to houses (94% vs 79% WA median) combined with a population of 15,029 creates a deeper market for value-add renovations — older stock, separate titles and stronger buyer competition are the usual pattern here.
Run the numbers on a Piara Waters property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Piara Waters enters 2026 with a demographic tailwind — household incomes 29% above the Western Australia suburb median of $99,736 and a population of 15,029 give it the depth and purchasing power to outperform the wider WA market over the next 12–18 months. Rental coverage runs at ~89% of the typical mortgage ($1,820/month rent vs $2,054/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 76/100 places Piara Waters in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
Lived in Piara Waters? Help other investors with an honest 100-word review. Sign-in required; all reviews are manually moderated before they appear.
Piara Waters scores 76/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 15,029, median household income of $128,804/year and median weekly rent of $420. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Piara Waters are proximity to Perth (21 km), an above-state-median household income of $128,804/year, a dwelling mix that is 94% separate houses, roughly 4 schools and 6 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Piara Waters has a usual resident population of approximately 15,029, compared with a Western Australia suburb median of 5,605 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Piara Waters sits 21 km straight-line from the Perth CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $420 in Piara Waters, equating to approximately $21,840/year in gross rental income (state median $350/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Piara Waters is $2,054, or approximately $24,648/year (vs $1,902/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $420 works out to $1,820/month, covering 89% of the median mortgage repayment of $2,054/month. That leaves a $234/month shortfall (around $2,808/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $2,054 median mortgage, the broader Western Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.