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 › Oliva Approach
$1,690,000
Last sold
14 May 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
450 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
Last sold
$1,690,000
14 May 2026 · derived via latest_sale
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=147). 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
+66.5%
Median sale
Suburb $1,015,000
-1.81 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.
Planning
Planning scheme
ARMADALE
Zone
Parks and recreation
954
Jurisdiction
Armadale
Armadale, WA
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.
The official layer was queried and no bushfire risk zone was detected on this parcel (Landgate SLIP, retrieved 1 Sept 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
The official layer was queried and no heritage listed area was detected on this parcel (Landgate SLIP, retrieved 1 Sept 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
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 450 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.
Flood overlay has not been queried for this lot. 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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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.
2 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 450 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?
KnownmediumOfficial parcel about 56,634 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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 Attree Real EstateWhy go through all the hassles and lengthy wait times of building when you have stunning near new homes like this on offer. What you see is what you get and I promise you won't be disappointed.
Top to bottom, front to back this home is immaculate! Each aspect of the property, both inside and out have been carefully thought out and the presentation is a true credit to the owners.
Situated in the newly developed Maddox Estate of Piara Waters, surrounded by parks, walking trails, playgrounds, sporting facilities and conveniently located 2.4km away from Harrisdale shopping centre where you will find supermarkets, cafe's, dining, medical facilities.
Madox Playground & Pump track is located at the end of the street, less than 200m away. Novelli Pavillion is less than 600m away, a large grassed open space where the kids can go kick the footy, run around and burn some of that excess energy.
INSIDE
• You'll love the spacious open plan living area, enhanced by stunning raked ceilings and an abundance of natural light, all flowing seamlessly out to the alfresco to create the perfect blend of indoor and outdoor living.
• For the chef of the home, the kitchen is an absolute standout! Combining a highly functional design with quality finishes, it features waterfall stone bench tops, a spacious island bench, walk-in pantry and quality stainless steel appliances, including a dishwasher and 900mm oven and induction cooktop.
• The additional scullery tucked behind the kitchen is perfect for all the behind-the-scenes prep, keeping the kitchen clutter free when entertaining family and friends.
• Privately positioned upstairs, the spacious master suite offers a luxurious retreat, complete with a large dressing room and a stunning open-style ensuite featuring a large vanity, double shower heads, floor-to-ceiling tiles and a freestanding bath.
• Versatile activity room offering the flexibility to be used however best suits your family's needs, whether it be a kids' playroom, study area, home office or additional living space.
• The remaining three bedrooms are all generously sized, complete with sliding built-in robes and easy access to the stylish second bathroom, featuring floor-to-ceiling tiles, a large shower, spacious vanity and bathtub.
• Spacious theatre room with a stylish barn door entry, creating the perfect space for family movie nights or watching your favourite sports.
• The laundry has been thoughtfully designed to provide extra space and functionality, complete with overhead cupboards, splashback and stone bench tops.
• Plantation shutters installed in the living and dining as well as all bedrooms, adds both style and practicality to the home.
• Ducted reverse-cycle air-conditioning with zoning for comfortable living all year round, plus ceiling fans to all bedrooms for added comfort.
• Security cameras and alarm system for extra security and peace of mind.
OUTSIDE
• Designed for those who love to entertain, the incredible alfresco is the ultimate outdoor space, complete with soaring raked ceilings, ceiling fan, built-in speakers and an outdoor kitchen, all overlooking the sparkling pool and creating the perfect setting for weekend BBQs, special occasions with family and friends, or simply relaxing while the kids enjoy the backyard.
• Large double garage with 31c ceilings as well as space for storage and rear roller door access to the backyard, offering the perfect space for trailers or bikes.
SO MUCH, SO CLOSE
180m – Explorer Park Madox Futsal & Basketball Court
550m - Novelli Pavillion
850m – Nearest Bus Stop
750m – Riva Primary School
2.4km – Stockland Harrisdale
2.6km – Harrisdale Senior High School
*Distances are approximate, sourced from google maps.
PROPERTY DETAILS
Land Size: 450m2
Build Year: 2025
Built Area (Living): 240m2
Built Area (Total): 323m2
Builder: Dale Alcock Homes
Floor Plan: Available
Council Rates: $3,515 Annually (Approx)
Water Rates: $1,171 Annually (Approx)
NBN: Available
INVESTORS
Rental Appraisal: $1,200 p/w
Vacant possession available at settlement
BOOK AN INSPECTION
Contact Gareth May on 0430 400 664 or gmay@attree.com.au to arrange a private inspection.
DISCLAIMER: This document has been prepared for advertising and marketing purposes only. Whilst every care has been taken with the preparation of the particulars contained in the information supplied, believed to be correct, neither the Agent nor the client nor servants of both, guarantee their accuracy and accept no responsibility for the results of any actions taken, or reliance placed upon this document and interested persons are advised to make their own enquiries & satisfy themselves in all respects. The particulars contained are not intended to form part of any contract.
Listing description written by Gareth May, Attree Real Estate — reproduced as published, not verified by Districts.