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

As of November 2025, Piara Waters' population is estimated at around 18,529. This reflects a growth of 3,500 people since the 2021 Census, which reported a population of 15,029. The increase was inferred from AreaSearch's estimation of resident population at 16,949 following examination of ABS ERP data released in June 2024 and an additional 881 validated new addresses since the Census date. This results in a density ratio of 2,769 persons per square kilometer, placing Piara Waters in the upper quartile nationally according to AreaSearch assessments. The suburb's population growth rate of 23.3% since the 2021 Census exceeded both national (8.9%) and state averages, marking it as a region leader. Interstate migration contributed approximately 56.99999999999999% to overall population gains during recent periods, though all drivers were positive factors.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and post-2032 growth estimates, AreaSearch utilises ABS Greater Capital Region projections released in 2023 based on 2022 data. By 2041, Piara Waters' population is projected to increase by 5,748 persons, reflecting a total increase of 34.4% 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 214 residential properties granted approval annually, with an estimated total of 1072 homes approved between financial years FY-21 to FY-25. As of FY-26, around 83 dwellings have been approved so far. On average, about 5.3 people moved to the area each year for every dwelling built over the past five financial years.

This indicates substantial supply lagging behind demand, likely leading to heightened buyer competition and pricing pressures. The average construction cost value of new properties is approximately $403,000, aligning with regional trends. In FY-26, commercial development approvals totalled $38.3 million, suggesting robust local business investment. Compared to Greater Perth, Piara Waters has shown elevated construction activity, around 26.0% above the regional average per person over the past five years.

This maintains good buyer choice while supporting existing property values, reflecting strong developer confidence in the area. New development primarily consists of detached dwellings (99.0%), with a minor portion being medium and high-density housing (1.0%). This preserves Piara Waters' suburban nature and attracts space-seeking buyers. The area shows characteristics of growth, with around 92 people per dwelling approval. Looking ahead, AreaSearch's latest quarterly estimate projects Piara Waters to grow by approximately 6381 residents through to 2041. Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Piara Waters has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 21 projects that may affect this region. Notable ones include Piara Waters Lifestyle Resort, Aarya Estate by Satterley, Ayana Estate, and South-West Piara Waters Structure Plan. The following list details those most likely to be 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 with prominent representation in essential services sectors. The unemployment rate is 1.3%, with estimated employment growth of 3.0% over the past year (AreaSearch data).

As of June 2025, there are 11,032 residents employed, with an unemployment rate of 2.6% below Greater Perth's rate of 3.9%. Workforce participation is high at 80.2%, compared to Greater Perth's 65.2%. Dominant employment sectors include health care & social assistance, retail trade, and education & training. Health care & social assistance has particularly notable concentration, with employment levels at 1.2 times the regional average.

Construction, however, is under-represented at 8.3% compared to Greater Perth's 9.3%. The area appears to have limited local employment opportunities based on Census data. Between June 2024 and June 2025, employment increased by 3.0% while labour force grew by the same rate, keeping unemployment relatively stable at 1.7%. In comparison, Greater Perth recorded employment growth of 3.7%, labour force growth of 3.8%, with unemployment rising to 3.9%. Jobs and Skills Australia's national employment forecasts from Sep-2022 suggest potential future demand within Piara Waters. Over five years, national employment is forecast to expand by 6.6%, and over ten years by 13.7%. 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.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

Piara Waters' median taxpayer income was $67,156 with an average of $78,799 according to postcode level ATO data aggregated by AreaSearch for the financial year 2022. This is notably high compared to Greater Perth's median income of $58,380 and average income of $78,020. By September 2025, based on a 14.2% Wage Price Index growth since 2022, estimated incomes would be approximately $76,692 (median) and $89,988 (average). In the 2021 Census, Piara Waters' household, family, and personal incomes ranked between the 87th and 90th percentiles nationally. Income analysis showed that 45.1% of individuals earned between $1,500 - 2,999 weekly, consistent with regional trends at 32.0%. A substantial proportion, 35.7%, earned above $3,000 per week, indicating strong economic capacity in the suburb. High housing costs consumed 17.2% of income, but strong earnings placed disposable income at the 88th percentile nationally. The area's SEIFA income ranking places it in the 7th 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, compared to Perth metro's 90.0% houses and 10.0% 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, higher than Perth metro's $1,750. Weekly rent was $420, compared to Perth metro's $305. Nationally, Piara Waters' mortgage repayments were higher at $2,054 versus Australia's average of $1,863, and rents were substantially above the national figure of $375.

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

Family households compose 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 comprising 2.0%. The median household size is 3.2 people, larger than the Greater Perth average of 2.8.

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

Educational attainment in Piara Waters is notably high, with 40.5% of residents aged 15 years and above holding university qualifications as of the latest data. This compares favourably to the broader SA3 area at 22.7% and Western Australia state average at 27.9%. Bachelor degrees are most prevalent at 28.2%, followed by postgraduate qualifications (9.6%) and graduate diplomas (2.7%). Vocational credentials are also prominent, with 33.3% of residents aged 15 years and above holding such qualifications – advanced diplomas at 13.2% and certificates at 20.1%.

Educational participation is high, with 34.3% of residents currently enrolled in formal education as of the latest figures, including 15.1% in primary education, 6.8% in secondary education, and 4.8% pursuing tertiary education. Piara Waters has a robust network of six schools educating approximately 4256 students, with an above-average socio-educational condition index (ICSEA) of 1068. The educational mix includes four primary schools, one secondary school, and one K-12 school. Note: for schools showing 'n/a' in enrolments, please refer to the parent campus.

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

Piara Waters has 31 active public transport stops operating within its boundaries. These stops are used by a mix of bus routes, totaling five individual services. Collectively, these routes provide 1,052 weekly passenger trips.

The accessibility of transport in Piara Waters is rated as good, with residents typically located 273 meters from the nearest transport stop. On average, service frequency across all routes amounts to 150 trips per day, equating to approximately 33 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 with very low prevalence of common health conditions across all age groups. The rate of private health cover stands at approximately 58% of its total population of 10,835 people, higher than Greater Perth's 53.3%.

Asthma and mental health issues are the most prevalent medical conditions in Piara Waters, affecting 5.1% and 4.7% of residents respectively. A significant majority, 84.9%, report being completely free from medical ailments, compared to 72.1% across Greater Perth. As of 30 June 2016, 4.2% of Piara Waters' residents are aged 65 and over (778 people), lower than Greater Perth's 12.8%. Despite this, health outcomes among seniors in Piara Waters align closely with the general population's health profile.

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 main religion in Piara Waters, comprising 40.3% of people. However, there is an overrepresentation in the 'Other' category, which makes up 7.2% compared to 3.0% across Greater Perth.

In terms of ancestry, 'Other' is the top group at 20.5%, significantly higher than the regional average of 13.1%. English ancestry is notably lower at 17.8%, compared to the regional average of 27.9%. Australian ancestry is also lower at 15.8%, below the regional average of 21.7%. There are notable differences in the representation of certain ethnic groups, including South African (1.9% vs 1.0%), Indian (13.9% vs 5.2%), and Sri Lankan (0.8% vs 0.4%).

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

Piara Waters has a median age of 31 years, which is lower than the Greater Perth average of 37 and the Australian median of 38. Compared to Greater Perth, Piara Waters has a higher percentage of residents aged 35-44 (24.8%) but fewer residents aged 55-64 (4.9%). This concentration of 35-44 year-olds is significantly higher than the national average of 14.2%. Between 2021 and present, the population aged 45 to 54 has grown from 9.2% to 11.4%, while the age group 5 to 14 has increased from 18.6% to 20.6%. Conversely, the percentage of residents aged 25 to 34 has declined from 19.4% to 15.5%, and the 0 to 4 age group has dropped from 11.8% to 9.2%. By 2041, demographic modeling suggests significant changes in Piara Waters's age profile, with the 45 to 54 age cohort projected to expand by 2,118 people (100%), growing from 2,112 to 4,231.