Piara Waters at a glance
20,164
People
$1,015,000
Median sale
$886/wk
Median rent
4.54%
Suburb gross yield
Median sale from 120 recorded sales (last 12 months) — a Districts calculation.
WA › Piara Waters › Monticello Parkway
$900,000
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
359 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$900,000
Asking · $2,507/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Piara Waters (last 5 years) with land size have a median of $2,333/m² of land (n=148). Districts calculation from recorded sales — not a valuation.
Piara Waters at a glance
20,164
People
$1,015,000
Median sale
$886/wk
Median rent
4.54%
Suburb gross yield
Median sale from 120 recorded sales (last 12 months) — a Districts calculation.
Vs Piara Waters
-11.3%
Median sale
Suburb $1,015,000
+0.58 pp
Gross yield
Suburb 4.54%
Suburb median $1,015,000 from 120 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$41,391 on top of the price (4.6% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Western Australia schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Piara Waters's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 359 m² — that is not official geometry. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded for this property.
Rental
No advertised rent is recorded. Suburb median rent $886/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded for this property. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 5.1%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 359 m² — that is not official geometry.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Piara Waters at a glance
20,164
People
$1,015,000
Median sale
$886/wk
Median rent
4.54%
Suburb gross yield
Median sale from 120 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Heritage RealtyBeautifully presented and thoughtfully finished, this modern home strikes the balance between comfort, practicality and lifestyle - with multiple living zones, easy indoor-outdoor flow, and a backyard designed to be enjoyed rather than mowed. A strong fit for small families, busy professionals or downsizers chasing a quality, cosy home in one of Piara Waters' most tightly held pockets.
The home centres on a generous open-plan kitchen, living and dining space that opens straight out to the alfresco - one continuous zone for everyday life and for hosting.
The kitchen sits at the heart of the home. Stone benchtops, crisp white cabinetry, feature pendant lighting, gas cooktop, dishwasher and a breakfast bar built for morning coffee and after-school homework - a premium look and feel you don't often find at this price point. Positioned to overlook the living area, whoever's cooking stays part of the conversation.
A separate carpeted theatre room offers real flexibility: a proper retreat for movie nights and the kids' shows, or an easy conversion to a fourth bedroom, playroom or home office as your needs change.
Tucked away for privacy, the master suite feels like its own domain, with his-and-hers walk-in robes and a contemporary ensuite.
Both minor bedrooms are well-sized with built-in robes, sharing a modern family bathroom complete with a full-size bath - a genuine plus for families with little ones.
The laundry is a standout in its own right: generous space, a separate toilet, and direct access to a private drying courtyard.
Ducted evaporative air conditioning runs throughout the home, keeping every room comfortable through the Perth summer.
Roller shutters to the front are the kind of feature you appreciate every single day - added security when you're away, a noticeable buffer against summer heat and street noise, and blackout for sleep-ins or shift workers.
Outside, a spacious paved alfresco extends from the main living area - the natural setting for weekend barbecues, family gatherings or a quiet morning coffee. Beyond it, artificial lawn means a green, tidy backyard year-round with no mowing. It's a clean, private space for kids and pets, and a genuine time-saver for busy households, lock-and-leave owners and investors alike.
A double lockup garage sits semi-detached at the rear, accessed from the backyard with its own laneway entry - secure parking plus room for storage, the trailer or the workshop bench, without a driveway eating into your street frontage.
Set in a family-friendly pocket of Piara Waters, the home is a short distance from St John Bosco College and equally close to Monticello Park - handy for the school run, weekend kickabouts and evening walks. Stockland Harrisdale Shopping Centre, cafés and everyday amenities are only minutes away.
Enjoy quick and easy access to Nicholson Road, Armadale Road and the Kwinana Freeway - keeping the commute simple.
FEATURES
• 3 bedrooms, 2 bathrooms
• Double lockup garage with lane access
• Separate theatre room - easily a 4th bedroom, playroom or home office
• Open-plan kitchen, living and dining
• Master suite with his & hers walk-in robes
• Modern ensuite to master
• Built-in robes to both minor bedrooms
• Family bathroom with full-size bath
• Separate toilet
• Stone benchtops to kitchen
• Feature pendant lighting
• Gas cooktop
• Dishwasher
• Breakfast bar
• Ducted evaporative air conditioning throughout
• Roller shutters to the front - security, heat control and blackout
• Spacious laundry
• Spacious paved alfresco
• Private drying courtyard
• Artificial lawn - no mowing, no watering
• Low-maintenance, lock-and-leave living
• Vacant at settlement
• Close to St John Bosco College
• Close to Monticello Park
• Minutes to Stockland Harrisdale Shopping Centre
• Easy access to Nicholson Road, Armadale Road and Kwinana Freeway
DISCLAIMER: Whilst every care is taken in the preparation of this information, its accuracy cannot be guaranteed. Images may have been edited, altered or digitally enhanced. Prospective purchasers should make their own enquiries to satisfy themselves on all pertinent matters. Details herein do not constitute any representation by the Vendor, the agent or their representatives and are expressly excluded from any contract.
Listing description written by Aiden Gatani, Heritage Realty — reproduced as published, not verified by Districts.
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