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, the estimated population for the Piara Waters statistical area (Lv2) is around 19,042. This represents an increase of 4,013 people since the 2021 Census, which reported a population of 15,029. The change was inferred from AreaSearch's estimated resident population of 16,955 as of June 2024 and an additional 881 validated new addresses since the Census date. This results in a population density ratio of 2,846 persons per square kilometer, placing Piara Waters (SA2) in the upper quartile relative to national locations assessed by AreaSearch. Since the 2021 Census, Piara Waters (SA2) has experienced a growth rate of 26.7%, surpassing both the national average of 9.7% and the state's growth rate. This growth was primarily driven by interstate migration, contributing approximately 56.99999999999999% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilizes growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023 based on 2022 data) to estimate growth across all areas post-2032. Looking ahead, population projections indicate a significant increase for Piara Waters (SA2), with an expected growth of 5,728 persons by 2041. This reflects an overall increase of 30.7% over the 17-year period.

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. Over the past five financial years, from FY-21 to FY-25, around 1,096 homes were approved, with a further 156 approved in FY-26. On average, about 5.2 people moved to the area per dwelling built over these years.

This indicates substantial lag between supply and demand, potentially leading to heightened buyer competition and pricing pressures. New properties are constructed at an average value of $403,000, targeting the premium market segment with higher-end properties. 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 five-year period.

This supports good buyer choice and existing property values. New development consists of 99.0% detached dwellings and 1.0% medium and high-density housing, preserving the area's suburban nature. With around 87 people per dwelling approval, Piara Waters shows characteristics of a growth area. By 2041, it is expected to grow by approximately 5,848 residents based on current development patterns. This should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Piara Waters has emerging levels of nearby infrastructure activity, ranking in the 36thth percentile nationally

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

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

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

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

The area's unemployment rate is 2.6% lower than Greater Perth's rate of 4.0%, and its workforce participation is higher at 80.2%. Dominant employment sectors include health care & social assistance, retail trade, and education & training. Health care & social assistance has notable 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%.

Limited local employment opportunities are indicated by Census data. Over September 2024 to September 2025, Piara Waters' employment increased by 2.7%, labour force by 2.8%, raising unemployment by 0.1 percentage points. By comparison, Greater Perth recorded employment growth of 2.9% and unemployment rose marginally. State-level data from 25-Nov-25 shows WA employment contracted by 0.27%, with an unemployment rate of 4.6%. National employment forecasts from May-25 suggest a 6.6% increase over five years and 13.8% over ten years for Piara Waters, based on industry-specific projections applied to its current employment mix.

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 latest postcode level ATO data aggregated by AreaSearch for financial year 2023. Nationally, this is high compared to Greater Perth's median income of $60,748 and average income of $80,248. By September 2025, estimates suggest the median income will be approximately $73,616 and the average will be around $86,379, factoring in a 9.62% Wage Price Index growth since financial year 2023. In Piara Waters, household, family, and personal incomes ranked highly nationally, between the 87th and 90th percentiles according to 2021 Census figures. Income analysis shows that 45.1% of individuals earn within the $1,500 - $2,999 band, consistent with regional trends where 32.0% fall into this category. Notably, 35.7% of residents earn above $3,000 per week, indicating strong economic capacity in the suburb. High housing costs consume 17.2% of income, but 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' dwelling structures, as per the latest Census, consisted of 98.6% houses and 1.4% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Perth metro's 90.0% houses and 10.0% other dwellings. Home ownership in Piara Waters was at 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 average of $1,750. The median weekly rent in Piara Waters was $420, compared to Perth metro's $305. Nationally, Piara Waters' mortgage repayments were significantly higher at $2,054 against the Australian average of $1,863, while 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 constitute 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 comprise 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, 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

Piara Waters' residents aged 15+ have higher university qualification rates than broader benchmarks: 40.5% compared to SA3's 22.7% and WA's 27.9%. Bachelor degrees are most common at 28.2%, followed by postgraduate qualifications (9.6%) and graduate diplomas (2.7%). Vocational credentials are also prevalent, with 33.3% holding them, including advanced diplomas (13.2%) and certificates (20.1%). Educational participation is high at 34.3%, with residents currently enrolled in primary education (15.1%), secondary education (6.8%), and tertiary education (4.8%).

Educational participation is notably high, 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. Five different routes service these stops, together offering 946 weekly passenger trips. The area's transport accessibility is rated as good, with residents on average located 273 meters from the nearest stop.

Across all routes, there are an average of 135 daily trips, 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 across all age groups, with very low prevalence of common health conditions. Private health cover rate is high at approximately 58% (11,135 people), compared to Greater Perth's 54.4%.

The most common conditions are asthma and mental health issues, affecting 5.1% and 4.7% respectively. A total of 84.9% report no medical ailments, higher than Greater Perth's 72.1%. Only 4.2% (799 people) are aged 65 and over, lower than Greater Perth's 12.8%. Senior health outcomes align with the general population's 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. There is an overrepresentation in the 'Other' category, which makes up 7.2% of the population compared to 3.0% across Greater Perth.

In terms of ancestry, the top three groups are Other (20.5%), English (17.8%), and Australian (15.8%). These percentages differ significantly from regional averages: Other is substantially higher (20.5% vs 13.1%), English is notably lower (17.8% vs 27.9%), and Australian is also notably lower (15.8% vs 21.7%). There are notable divergences in the representation of certain ethnic groups: South African 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 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 5 to 14 age group 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 9.3%. By 2041, demographic modeling projects significant changes in Piara Waters' age profile, with the 45 to 54 age cohort expected to expand by 2,057 people (95%), growing from 2,170 to 4,228 residents.