Piara Waters 6112
Market analysis for investment properties in Piara Waters
Median Price
$955,000
Trend:Accelerating
+14.4%
Median Rent
$780/pw
Trend:Steady
+4.0%
Rental Yield
4.25%
Trend:Decelerating
-9.0%
Median DoM
39 Days
Trend:Accelerating
+11.4%
Market Analysis
Why investors are watching Piara Waters right now.
In Piara Waters, there are several shopping options available to residents including the Stockland Harrisdale Shopping Centre, which features a variety of retailers such as Coles, Aldi, Woolworths, and over 100 specialty stores.
The suburb is home to primary schools like Piara Waters Primary School and Piara Waters Secondary College for secondary education, providing convenient schooling options for families within the area.
For transport to the nearest CBD in Western Australia, residents can access various bus services that connect Piara Waters to Perth's CBD, located approximately 28 kilometers away.
Piara Waters offers a balance of urban living with access to green spaces like Robot Park, which features a playground and open green areas for recreational activities, promoting a healthy lifestyle for residents.
Adjacent to Piara Waters is the Forrestdale Lake Nature Reserve, providing a picturesque setting for nature lovers to explore and enjoy outdoor activities in a peaceful environment.
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Capital Growth
Historical Performance
Analyze long-term value appreciation, rental yield fluctuations, and median price trajectories.
Market Vitals
Market Dynamics
Deep-dive into transaction velocity, rental pressure, and supply pipeline indicators.
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See live suburb and LGA market signals.
The Ripple Effect
Explore Nearby Opportunities
Investors analyzing Piara Waters often compare these adjacent markets for better entry points or higher yields.
Strategy by LighthousePA
Where will Piara Waters be in 2026?
Data provides the foundation, but strategy secures the wealth. If you're seeking clarity on Piara Waters, let LighthousePA (Property Advisors) help you navigate the market and illuminate your next move.
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Investment Insights & FAQ
Frequently asked questions about the Piara Waters property market in 2026.
As of March 2026, the Piara Waters property market presents a dynamic investment landscape. Over the last 12 months, houses have seen an annual growth rate of 14.37% and units have grown by 14.35%. These figures reflect the evolving demand within Armadale, offering potential for capital appreciation.
Based on the latest market snapshot, median property prices in Piara Waters range from $955,000 for houses to $709,000 for units. These values are calculated based on recent transaction data and current buyer activity across the Armadale region.
For investors targeting cash flow, houses rent for $780 /pw with a 4.25% yield, while units rent for $720 /pw with a 5.28% yield. This rental performance is a key indicator of strong tenant demand within the Piara Waters area.
Market Insights Last Updated: March 2026