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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Piara Waters' population is estimated at around 19,039 as of Feb 2026. This reflects an increase of 4,010 people (26.7%) since the 2021 Census, which reported a population of 15,029 people. The change is inferred from the resident population of 16,955 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 881 validated new addresses since the Census date. This level of population equates to a density ratio of 2,845 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. The suburb's 26.7% growth since the 2021 census exceeded the national average (9.9%) and the state average, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration that contributed approximately 56.99999999999999% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and to estimate growth across all areas in the years post-2032, AreaSearch is utilising the growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections released in 2023, based on 2022 data. Looking at population projections moving forward, a significant population increase in the top quartile of statistical areas across the nation is forecast, with the suburb expected to grow by 5,709 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 30.7% in total over the 17 years.

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

Piara Waters recorded approximately 219 residential properties granted approval annually. Between FY-21 and FY-25, around 1,096 homes were approved, with a further 156 approved in FY-26 so far. On average, 5.2 people moved to the area per dwelling built over these five years.

This indicates substantial demand outstripping supply, likely leading to heightened buyer competition and pricing pressures. Developers target the premium market segment, constructing new properties at an average value of $403,000. In FY-26, $17.8 million in commercial development approvals have been recorded, suggesting balanced commercial development activity compared to Greater Perth. Piara Waters records elevated construction activity, 28.0% above the regional average per person over the past five years, supporting buyer choice and existing property values.

This activity is reflected in strong developer confidence in the area, with new development consisting of 99.0% detached dwellings and 1.0% medium and high-density housing. With around 87 people per dwelling approval, Piara Waters exhibits characteristics of a growth area. According to AreaSearch's latest quarterly estimate, the area is expected to grow by approximately 5,837 residents through to 2041. Based on current development patterns, new housing supply should readily meet demand, offering favourable conditions for buyers and potentially facilitating further population growth beyond current projections.

Piara Waters has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 21 projects that could impact this area. Notable ones include Piara Waters Lifestyle Resort, Aarya Estate by Satterley, Nicholson Road Local Shopping Centre, and Ayana Estate. The following list details those likely most relevant.

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.

Employment conditions in Piara Waters rank among the top 10% of areas assessed nationally

Piara Waters has an educated workforce. Key sectors are well represented with an unemployment rate of 1.3% as of September 2025. Employment growth over the past year was estimated at 2.7%.

This is lower than Greater Perth's rate of 4.0%, but workforce participation is higher at 95.7%. Only 7.1% of residents work from home, though Covid-19 impacts may have influenced this figure. Dominant employment sectors include health care & social assistance, retail trade, and education & training. Health care & social assistance has particularly high concentration with levels at 1.2 times the regional average.

Construction, however, is under-represented at 8.3% compared to Greater Perth's 9.3%. Employment opportunities locally appear limited as indicated by Census data. Over the year to September 2025, employment increased by 2.7% while labour force grew by 2.9%, causing unemployment to rise slightly to 2.6%. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Piara Waters' employment mix suggests local employment should increase by 6.6% over five years and 13.8% over ten years, though this is a simple extrapolation for illustrative purposes only and does not account for localized population projections.

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

Piara Waters suburb has a median taxpayer income of $67,156 and an average income of $78,799, based on the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. Nationally, these figures are high, contrasting with Greater Perth's median income of $60,748 and average income of $80,248. By September 2025, estimated incomes would be approximately $73,616 (median) and $86,379 (average), accounting for a 9.62% Wage Price Index growth since financial year 2023. According to the 2021 Census figures, Piara Waters' household, family, and personal incomes rank highly nationally, between the 87th and 90th percentiles. Income analysis shows that 45.1% of individuals (8,586) earn between $1,500 - $2,999 per week, consistent with broader trends across regional levels showing 32.0% in the same category. Notably, a substantial proportion, 35.7%, earn above $3,000/week, indicating strong economic capacity throughout the suburb. High housing costs consume 17.2% of income, yet strong earnings place disposable income at the 88th percentile nationally. The area's SEIFA income ranking places it in the 8th decile.

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

Piara Waters' dwellings, as per the latest Census, were 98.6% houses and 1.4% other dwellings. Perth metro had 77.8% houses and 22.1% other dwellings. Home ownership in Piara Waters was 8.1%, with mortgaged dwellings at 75.7% and rented ones at 16.2%. The median monthly mortgage repayment was $2,054, above Perth metro's $1,907. Median weekly rent was $420 in Piara Waters, higher than Perth metro's $350. Nationally, mortgage repayments averaged $1,863 and rents were $375.

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

Family households account for 86.9% of all households, including 59.5% couples with children, 18.5% couples without children, and 7.9% single parent families. Non-family households constitute the remaining 13.1%, with lone person households at 11.1% and group households making up 2.0%. The median household size is 3.2 people, which is larger than 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

In Piara Waters, residents aged 15 and above have a notably high level of educational attainment. As of the latest data, 40.5% hold university qualifications, which is significantly higher than both the SA3 area benchmark at 22.7% and the WA state average at 27.9%. This indicates a substantial educational advantage for the area, positioning it favourably for knowledge-based opportunities. Among these residents with university qualifications, bachelor degrees are the most common at 28.2%, followed by postgraduate qualifications at 9.6% and graduate diplomas at 2.7%.

Vocational credentials are also prominent in Piara Waters, with 33.3% of residents aged 15 and above holding such qualifications. This includes advanced diplomas held by 13.2% of residents and certificates held by 20.1%. Educational participation is particularly high in the area, with 34.3% of residents currently enrolled in formal education. This includes 15.1% in primary education, 6.8% in secondary education, and 4.8% pursuing tertiary education.

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

Piara Waters has 32 active public transport stops, all of which are bus stops. These stops are served by five different routes that together facilitate 946 weekly passenger trips. The area's transport accessibility is considered good, with residents typically residing 273 meters from the nearest stop. Most residents commute outwards due to Piara Waters being primarily residential. Cars remain the primary mode of transportation, used by 81% of residents, while trains are used by 12%. On average, there are 1.8 vehicles per dwelling in the area, which is higher than the regional average.

According to the 2021 Census, only 7.1% of residents work from home, a figure that may be influenced by COVID-19 conditions. The service frequency averages 135 trips per day across all routes, equating to approximately 29 weekly trips per individual stop.

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

Piara Waters shows excellent health outcomes according to AreaSearch's assessment.

Mortality rates and chronic condition prevalence are very low across all age groups. Approximately 58% of Piara Waters' total population (11,134 people) has private health cover, which is exceptionally high. The most prevalent medical conditions in the area are asthma and mental health issues, affecting 5.1 and 4.7% of residents respectively. A significant majority, 84.9%, report being completely free of medical ailments compared to 71.9% across Greater Perth. Piara Waters has a lower proportion of seniors aged 65 and over, at 4.5% (856 people), than Greater Perth's 16.3%. Health outcomes among seniors in Piara Waters are strong and align with national rankings for the general 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

Piara Waters has a high level of cultural diversity, with 47.1% of its population speaking a language other than English at home and 51.2% born overseas. Christianity is the predominant religion in Piara Waters, comprising 40.3% of the population. Notably, the category 'Other' comprises 7.2%, significantly higher than the Greater Perth average of 1.4%.

In terms of ancestry, the top three groups are Other at 20.5% (higher than the regional average of 11.2%), English at 17.8% (lower than the regional average of 28.0%), and Australian at 15.8% (also lower than the regional average of 21.2%). There are also notable differences in the representation of South African, Indian, and Sri Lankan groups: South African is overrepresented at 1.9%, Indian at 13.9%, and Sri Lankan at 0.8%.

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

Piara Waters has a median age of 32 years, which is younger than the Greater Perth average of 37 and also lower than the national average of 38 years. Compared to Greater Perth, Piara Waters has a higher percentage of residents aged 35-44 (24.7%) but fewer residents aged 55-64 (5%). This concentration of 35-44 year-olds is significantly higher than the national average of 14.3%. Post-2021 Census data indicates that the 45 to 54 age group has increased from 9.2% to 12.0%, while the 5 to 14 cohort has risen from 18.6% to 20.6%. Conversely, the 25 to 34 cohort has decreased from 19.4% to 14.5%, and the 0 to 4 group has dropped from 11.8% to 8.9%. Demographic projections suggest that Piara Waters' age profile will change significantly by 2041, with the 45 to 54 cohort projected to grow by 85%, adding 1,943 residents to reach a total of 4,228.