Piara Waters

Piara Waters lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

According to investigations of ABS demographic releases for the wider region, alongside new addresses verified by AreaSearch following the Census, the suburb of Piara Waters has an estimated population of approximately 20,164 as of May 2026. This represents a gain of 5,135 residents (34.2%) relative to the 2021 Census, which documented a population of 15,029 residents. This shift is calculated from a resident population of 18,625, estimated by AreaSearch after reviewing the most recent ERP statistics published by the ABS (June 2025) and an additional 1,162 verified new addresses post-Census. Such a population count translates to a density ratio of 3,014 persons per square kilometer, placing the locality in the top quartile of national territories evaluated by AreaSearch. The expansion rate of 34.2% since the 2021 census outperformed the national average (9.3%) and the state benchmark, establishing the locality as a regional leader in growth. Population expansion in the locality was largely propelled by interstate migration, which accounted for approximately 56.99999999999999% of total demographic growth in recent times, though natural growth and overseas migration also contributed positively.

AreaSearch implements ABS and Geoscience Australia projections for individual SA2 regions, published in 2024 with 2022 serving as the base year. For any SA2 regions lacking this data, and to project development in the years following 2032, AreaSearch applies cohort-specific growth rates provided by the ABS in its most recent Greater Capital Region projections (published in 2023, utilizing 2022 data). Factoring in these demographic adjustments, an above-median population expansion is expected for the evaluated areas, with the suburb of Piara Waters projected to add 3,471 residents by 2041 based on compiled SA2-level projections, which represents an overall gain of 9.6% across the 16 years.

The level of residential development activity in Piara Waters was found to be higher than 90% of real estate markets across the country

According to AreaSearch evaluations of ABS building permit statistics, allocated from regional datasets, the suburb of Piara Waters has averaged roughly 225 new dwellings approved annually, amounting to an estimated 1,128 residential projects over the last 5 financial years. Thus far in FY-26, there have been 312 approvals documented. With an average of 3.6 new residents per year for each home constructed over the last 5 financial years (from FY-21 to FY-25), demand runs ahead of supply, which commonly drives price increases and intensifies buyer competition, while new projects show a mean value of $403,000, indicating that builders are prioritizing high-end developments in the premium sector. Additionally, commercial approvals worth $17.8 million have been registered this financial year, pointing to steady business development.

Compared to Greater Perth, the suburb of Piara Waters exhibits slightly higher construction volumes (30.0% above the regional average per capita over the 5 year period), which helps maintain options for buyers while bolstering local property values. This is significantly above the national benchmark, showing high developer trust in the local market. New construction consists of 99.0% detached dwellings and 1.0% medium and high-density projects, preserving the area's established suburban layout focused on spacious homes for families. With a ratio of approximately 80 people per approval, the suburb of Piara Waters exhibits the characteristics of a growing neighborhood.

Looking forward, the suburb of Piara Waters is projected to expand by 1,932 residents up to 2041 (starting from the most recent AreaSearch quarterly estimation). With current construction patterns, the volume of new residential properties should easily satisfy demand, creating favorable buying conditions and potentially encouraging growth beyond current demographic forecasts.

Piara Waters has emerging levels of nearby infrastructure activity, ranking in the 34thth percentile nationally

Few elements impact local real estate dynamics as much as changes to regional infrastructure, significant construction projects, and zoning plans. AreaSearch has tracked a total of 21 developments that are expected to influence the local area. Principal projects include Aarya Estate by Satterley, Piara Waters Lifestyle Resort, Nicholson Road Local Shopping Centre, and Ayana Estate, with the list below highlighting those expected to be of greatest significance.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The exceptional employment performance in Piara Waters places it among Australia's strongest labour markets

The suburb of Piara Waters contains a highly qualified workforce, with substantial representation in essential service fields, and an unemployment rate of only 1.4%, compiled by AreaSearch from regional statistics. As of March 2026, 10,128 residents are employed, with the local unemployment rate sitting 2.8% below the Greater Perth mark of 4.2%, and labor force participation is exceptionally high (77.7% in comparison to 70.2% across Greater Perth). Census records indicate that a minor 7.1% of working residents performed their jobs from home, though the influence of Covid-19 restrictions should be kept in mind.

The primary sectors employing local residents are health care & social assistance, retail trade, and education & training. The area exhibits a distinct occupational concentration in health care & social assistance, with its employment share reaching 1.2 times the metropolitan average. Conversely, construction is underrepresented, employing only 8.3% of the workforce in the suburb of Piara Waters compared to 9.3% in Greater Perth. The heavily residential suburb seems to provide minimal local employment, as shown by the comparison of the Census working population against resident workforce numbers.

AreaSearch assessment of SALM and ABS statistics for the broader region shows that the 12-month period experienced a labor force decline of 0.9% alongside a drop in employment of 1.2%, which caused the unemployment rate to rise by 0.3 percentage points. In comparison, Greater Perth registered a 2.0% rise in employment, a 2.5% increase in the labor force, and a 0.4 percentage point rise in unemployment. National employment forecasts from Jobs and Skills Australia published in May-25 can provide additional perspective on prospective future demand in the suburb of Piara Waters. These projections, spanning five and ten-year intervals, have been matched with local employment data to project growth trends. Although national employment is projected to grow by 6.6% over five years and 13.7% over ten years, the rate of growth varies widely by sector. Applying these sectoral forecasts to the industry mix of the suburb of Piara Waters indicates that local employment should grow by 6.6% over five years and 13.8% over ten years (this represents a basic weighted projection for visualization and does not integrate localized demographic forecasts).

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

The latest postcode-level ATO statistics compiled by AreaSearch for the 2023 financial year show that earnings in the suburb of Piara Waters are significantly higher than the national standard, featuring a median of $67,156 and an average of $78,799. This compares to Greater Perth's median income of $60,748 and average income of $80,248. Adjusted for Wage Price Index growth of 10.93% since the 2023 financial year, current values are estimated at approximately $74,496 (median) and $87,412 (average) as of March 2026. According to the 2021 Census, household, family, and individual incomes are all positioned high in the suburb of Piara Waters, falling between the 87th and 90th percentiles nationwide. The records show the largest bracket contains 45.1% of residents (9,093 people) within the $1,500 - 2,999 range, which aligns with wider metropolitan trends that show 32.0% in this category. Economic strength is reflected in the 35.7% of households earning high weekly incomes above $3,000, which supports elevated consumer spending. Elevated housing expenses account for 17.2% of household income, yet strong earnings ensure disposable income remains at the 88th percentile, and the local SEIFA income score falls in the 7th decile.

Piara Waters is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Residential configurations in the suburb of Piara Waters, as recorded in the most recent Census, consisted of 98.6% detached houses and 1.4% alternative dwellings (such as semi-detached homes, apartments, or other structures), compared to 77.8% houses and 22.1% alternative dwellings across metropolitan Perth. At the same time, the rate of outright home ownership in the suburb of Piara Waters was below the Perth metropolitan average, standing at 8.1%, with the remaining properties being purchased under a mortgage (75.7%) or occupied by renters (16.2%). The median monthly mortgage payment in this locality was higher than the Perth metropolitan median at $2,054, while the median weekly rent was registered at $420, in comparison to metropolitan figures of $1,907 and $350. On a national scale, mortgage payments in the suburb of Piara Waters are notably higher than the Australian median of $1,863, and rent prices are also well above the national median of $375.

Piara Waters features high concentrations of family households, with a higher-than-average median household size

Family units constitute the vast majority of households at 86.9%, which includes 59.5% couples raising children, 18.5% couples without children, and 7.9% single-parent households. Non-family living arrangements account for the remaining 13.1%, with single-person households representing 11.1% and shared group households making up 2.0% of the total. The typical household size of 3.2 individuals exceeds the Greater Perth average of 2.6.

Piara Waters shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational profiles in the suburb of Piara Waters are significantly higher than regional standards, with 40.5% of residents aged 15+ holding a university degree, compared to 22.7% in the SA3 region and 27.9% across WA. This notable academic advantage positions the area well for knowledge-driven sectors. Bachelor degrees represent the largest share at 28.2%, followed by postgraduate degrees (9.6%) and graduate diplomas (2.7%). Practical and vocational skills also show a strong presence, with 33.3% of residents aged 15+ holding tertiary certificates, consisting of advanced diplomas (13.2%) and certificates (20.1%).

Participation in study is remarkably high, with 34.3% of residents currently enrolled in an educational program. This includes 15.1% in primary school, 6.8% in high school, and 4.8% undertaking higher education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Public transit assessment indicates 32 active passenger stops within the suburb of Piara Waters, consisting of bus services. These stops are served by 5 distinct routes, which combine to support 946 weekly passenger journeys. Transit connection is classified as good, with residents living an average of 273 meters from the nearest stop. Due to the area's residential nature, the majority of working residents travel out of the suburb for employment, with private cars remaining the primary choice at 81%, and trains used by 12%. Household vehicle ownership averages 1.8 cars, exceeding the metropolitan average. A relatively low 7.1% of residents work from home (2021 Census; potentially reflecting COVID-19 influences).

Transit route frequency averages 135 runs per day across all routes, which corresponds to roughly 29 weekly trips for each individual stop.

Piara Waters's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Health metric evaluations show excellent outcomes throughout the suburb of Piara Waters, based on AreaSearch assessments of mortality patterns and long-term illness rates, which indicate minimal rates of major medical issues across all demographic groups, while the level of private medical insurance is exceptionally high, covering approximately 58% of the resident population (11,791 people).

The most prevalent medical concerns among residents were asthma and mental health conditions, affecting 5.1 and 4.7% of the population, respectively, while 84.9% of residents reported having no long-term medical conditions, compared to 71.9% across Greater Perth. The suburb of Piara Waters has 4.2% of residents aged 65 and over (846 people), which is lower than the 16.1% average for Greater Perth. Health conditions among older residents are notably positive, with national comparative standings matching the broader local population.

Piara Waters is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

The suburb of Piara Waters ranks highly for cultural mix, with 47.1% of residents speaking a non-English language at home and 51.2% born in another country. The leading religious affiliation was Christianity, representing 40.3% of the community. However, the most distinct variation from averages occurred in the Other category, which accounted for 7.2% of the population, a share significantly higher than the Greater Perth average of 1.4%.

Looking at ancestral background (parents' country of birth), the three most common backgrounds in the suburb of Piara Waters are Other, making up 20.5% of the population, which is significantly higher than the regional average of 11.2%, English, representing 17.8% of the population, which is notably lower than the regional average of 28.0%, and Australian, representing 15.8% of the population, which is notably lower than the regional average of 21.2%. Furthermore, there are significant differences in the concentration of other backgrounds: South Australian ancestry is notably higher at 1.9% of the population (compared to 1.0% regionally), Indian ancestry is at 13.9% (compared to 2.6% regionally) and Sri Lankan ancestry represents 0.8% (compared to 0.2% regionally).

Piara Waters hosts a very young demographic, ranking in the bottom 10% of areas nationwide

With a median age of 32 years, the suburb of Piara Waters has a population that is younger than the Greater Perth median of 37 years and also below the national median of 38 years. Compared to Greater Perth, the suburb of Piara Waters features a higher proportion of residents aged 35 - 44 (24.9%) but a smaller proportion of people aged 55 - 64 (4.7%). This concentration in the 35 - 44 bracket is substantially above the national average of 14.3%. Post-2021 Census data shows the 45 to 54 demographic has increased from 9.2% to 11.8% of the population, while the 5 to 14 age group grew from 18.6% to 20.4%. By contrast, the 25 to 34 age bracket decreased from 19.4% to 15.2% and the 0 to 4 group fell from 11.8% to 8.7%. Age modeling indicates that the demographic profile in the suburb of Piara Waters will shift by 2041. The 45 to 54 cohort is expected to grow the fastest at 53%, adding 1,271 residents to reach 3,651, whereas population drops are expected for the 0 to 4 and 5 to 14 cohorts.