Piara Waters
At 15,029 residents, Piara Waters combines a median age of 31 with a 98.6% separate-house share and household income at the 92nd percentile nationally. Its 51.2% overseas-born population is 29.6 percentage points above the national comparison, while forecast growth runs at 5.05% annually and is driven by internal migration. For buyers weighing Piara Waters against nearby Harrisdale or Canning Vale, its defining signals are a young, family-focused population and a mortgage-belt housing base, with 72.0% of homes containing 4 or more bedrooms. The high-growth profile reflects demand for detached housing, although transport is car-led and the forecast trajectory is Mixed.
Population
15,029
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$2,477/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Homebuyers are looking at a strongly detached, family-sized market: 98.6% of dwellings are separate houses, 72.0% have 4 or more bedrooms and 27.0% have 3 bedrooms. The indicative monthly mortgage figure is $2,054, compared with weekly rent of $420, while mortgage costs equal 19.2% of household income and are not flagged as mortgage stress. Household income sits at the 92nd percentile nationally, and average household size is 3.2, or 0.7 above the national comparison, because couples with children account for 66.7% of families. A current house median is not stated, so compare recent sales by land size, age and bedroom count before committing.
For Buyers
Homebuyers are looking at a strongly detached, family-sized market: 98.6% of dwellings are separate houses, 72.0% have 4 or more bedrooms and 27.0% have 3 bedrooms. The indicative monthly mortgage figure is $2,054, compared with weekly rent of $420, while mortgage costs equal 19.2% of household income and are not flagged as mortgage stress. Household income sits at the 92nd percentile nationally, and average household size is 3.2, or 0.7 above the national comparison, because couples with children account for 66.7% of families. A current house median is not stated, so compare recent sales by land size, age and bedroom count before committing.
For Investors
Piara Waters has a 16.0% renting share and weekly rent of $420, creating a smaller tenant pool than a renter-dominated market but still a meaningful base for family rentals. Vacancy is 4.0%, so tenant demand should be tested against the exact dwelling, asking rent and leasing period rather than assumed from suburb averages. The 5.05% annual growth forecast, driven by internal migration, may support demand because new households continue to enter the wider area. Development count is 0 over the past 12 months, and gentrification is scored 0, so the case is more mortgage-belt growth than renovation-led uplift. Compared with established inner markets, investors should prioritise holding costs, car access and 4-bedroom rental competition.
Schools in Piara Waters
Open-register school locations for education access. This is not a school-quality ranking.
ST JOHN BOSCO COLLEGE
ASPIRI PRIMARY SCHOOL
PIARA WATERS PRIMARY SCHOOL
RIVA PRIMARY SCHOOL
PIARA WATERS SENIOR HIGH SCHOOL
Demographics
Piara Waters has a young, internationally connected population: median age is 31, which is 9 years below the national comparison, and 51.2% of residents were born overseas, 29.6 percentage points above national. University attainment is 47.7%, or 17.6 points higher than the national benchmark. Family structure explains the relatively large 3.2-person average household, 0.7 above national: 66.7% of families are couples with children, compared with 23.2% couples without children and 9.0% one-parent families. Indian ancestry numbers 2,626 and Chinese ancestry 1,497, while Punjabi and Malayalam are prominent languages with 566 and 376 speakers. Compared with older suburbs, this points to a younger family lifecycle and continuing cultural change.
Age Distribution
Bedrooms
Dwelling Structure
98.6%
Houses
1.4%
Townhouse
0.0%
Apartment
Tenure
Piara Waters is overwhelmingly detached: separate houses account for 98.6% of dwellings, semi-detached homes 1.4%, and the suburb covers 6.69 square kilometres at a density of 2,247.0 people per square kilometre. The tenure mix is mortgage-heavy, with 75.4% paying a mortgage, compared with 8.1% owning outright and 16.0% renting. Bedroom supply follows the family structure: 72.0% of homes have 4 or more bedrooms, 27.0% have 3 and 0.9% have 2. Compared with higher-density housing markets, this is a land-and-space proposition because 66.7% of families include children. Buyers should compare recent sales and holding costs carefully because no current median house price is stated.
Mortgage / mo
$2,054
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$420
Census 2021
HH Size
3.2
Personal Income / wk
$1,129
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.0%
Unoccupied
191
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
66.7%
Couples with children
23.2%
Couples, no children
9.0%
Single parent
4,144
Total families
Economy & Employment
Piara Waters has a highly engaged labour market: participation is 80.1%, unemployment is 4.0% and 64.8% of workers are full time. Healthcare is the largest industry at 20.3% or 1,227 workers, followed by education at 9.7% or 584, professional and technical services at 8.6% or 521, construction at 8.0% or 482, and mining at 6.9% or 417. Professionals number 2,140, trades 1,220 and clerical or administration workers 1,095. Compared with lower-income areas, household income at the 92nd percentile and an IRSAD decile of 8 point to strong resources. The IER decile is 10, above IEO 7, while IRSD is 9, above IRSAD 8, showing strong but varied outcomes across economic and social measures.
Unemployment
4.0%
Labour Force
8,375
Unemployed
335
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.8%
Part-time
29.6%
Participation
80.1%
Employed
8,040
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
47.7%
Postgraduate
12.1%
Born Overseas
51.2%
Dwellings
4,594
Transport to Work
Daily life is strongly car-oriented. A total of 82.7% of residents drive to work, compared with 4.1% using public transport and 0.8% walking or cycling; 7.8% work from home. That pattern can make school runs and shopping easier by car but increases the importance of checking access to major roads, buses and local services for each address. Piara Waters has 5 nearby schools: 3 government primary schools, 1 government senior high school and 1 non-government college. Compared with transit-oriented suburbs, amenity is more dependent on private vehicles. Social conditions are favourable relative to national benchmarks, with an IRSAD decile of 8 and IRSD decile of 9, while the average household size of 3.2 reinforces its family focus. Check school enrolment zones against the exact address.
Drive
82.7%
Public Transport
4.1%
Walk / Cycle
0.8%
Work from Home
7.8%
Population Forecast
+5.05%/yr
(+1,101 people/yr)
High GrowthPiara Waters sits in a high-growth phase, with forecast annual growth of 5.05% and internal migration identified as the primary driver. Across the wider area, population change over 10 years is 339.3%, while the shift trajectory is Mixed and the young share has risen by 8.3 percentage points. Affordability is labelled Improving, moving from 46.7 in 2011 to 38.0 in 2021, although real income growth is -0.2%. The forecast gentrification score is 0 with a New development stage, and the shift label is Not gentrifying. Compared with mature suburbs, this points to expansion through new housing and incoming households rather than a premium-renovation cycle. Growth should be considered alongside the 98.6% detached-house share and 82.7% car-driver rate.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+284
Net Internal / yr
+681
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Piara Waters compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Piara Waters a good suburb to live in?
Piara Waters suits households seeking newer detached housing, family space and a young population. The median age is 31, 98.6% of dwellings are separate houses and 66.7% of families are couples with children. Compared with transit-oriented suburbs, the 82.7% car-driver share means daily convenience depends more on driving.
What is the median house price in Piara Waters?
A current median house price is not stated. Piara Waters is 98.6% separate houses, with 72.0% of homes containing 4 or more bedrooms. Buyers should compare recent sales, land size, dwelling age and bedroom count, then test the result against the $2,054 monthly mortgage figure and $420 weekly rent.
What schools are in Piara Waters?
Local options include 5 schools: 3 government primary schools, 1 government senior high school and 1 non-government college. Check the enrolment zone for the exact address, as school access can vary between streets. The suburb's 3 primary schools and 1 senior high school provide a broader local spread than a single-school catchment.
Is Piara Waters safe?
For a current safety view, check police information and the exact street rather than relying on a suburb-wide assumption. Piara Waters records 82.7% car-driver commuting, 4.1% public transport use and 0.8% walking or cycling, which describes mobility only, not crime. The IRSAD decile is 8, but that should not be treated as a safety score.
Is Piara Waters good for property investment?
Piara Waters may suit investors targeting family rentals, but the numbers call for careful property selection. Weekly rent is $420, vacancy is 4.0% and 16.0% of dwellings are rented. Forecast growth is 5.05% annually and is driven by internal migration, while development count is 0 over 12 months. Compared with renter-heavy markets, tenant depth is narrower, so 4-bedroom demand and holding costs matter.
How is Piara Waters's population changing?
Piara Waters has 15,029 residents today and a median age of 31. Forecast annual growth is 5.05%, driven by internal migration, while population change across the wider area is 339.3% over 10 years. The trajectory is Mixed and the young share has increased by 8.3 percentage points, so growth is linked to incoming families and younger households rather than an ageing shift.
What languages are spoken in Piara Waters?
Overseas-born residents account for 51.2%, which is 29.6 percentage points above the national comparison. Punjabi is spoken by 566 people, Malayalam by 376, Mandarin by 350, Hindi by 194 and Sinhal by 130. Compared with less internationally connected suburbs, these language patterns point to strong South Asian and Chinese cultural links in local households.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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