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 › Aspiri Promenade
$1,060,000
Last sold
1 Oct 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
471 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
Last sold
$1,060,000
1 Oct 2025 · 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
+4.4%
Median sale
Suburb $1,015,000
-0.19 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 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 471 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.
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.
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 471 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 SellingKey Canning ValeSupremely positioned in a sought-after pocket of the suburb, set in a quiet street, this home represents everything good about living in Piara Waters! With 4 bedrooms, great features and quality details and a swimming pool, there is no limit to the value you and your family will get from this home.
Internal Features:
* Your journey through the home starts with the stylish front door with security screen, leading into the entrance hall with an attractive tile floor and downlights which flow through the rest of the main living areas of the home.
* The theatre room/formal lounge is designed for ultimate comfort and versatility. With cozy carpet flooring, it provides the perfect ambiance for entertaining friends or enjoying family movie nights. This adaptable space can effortlessly transform into a formal lounge, library, gym, or any other setting that complements your lifestyle needs.
* The spacious master bedroom comfortably fits a king-size bed and includes generous his-and-her robes, carpeted flooring and plantation shutters on windows.The master suite also boasts an ensuite, designed to offer both luxury and functionality. This luxurious retreat features high-quality fixtures and fittings, including double vanity, ample storage, shower, huge mirrors, and a separate toilet.
*The modern open-plan kitchen seamlessly blends design and practicality. It boasts high-quality modern appliances, a stylish stone benchtop island and plenty of space for meal preparation and storage, complemented by premium overhead lights on the isle. Key features include an oven and gas cooktop, a spacious fridge recess, a dishwasher and ample cabinetry.
The adjacent breakfast bar adds another layer of convenience, featuring a sleek benchtop, additional storage. This thoughtfully designed kitchen is both functional and visually appealing, ideal for family meals and entertaining.
* The expansive and light-filled heart of the home consists of a functional dining area and living area. Sliding doors seamlessly extend the living area,plantation shutters on the windows, opening wide to the outdoor space and creating a sense of boundless flow and openness perfect for entertaining guests or spending quality time with family.
* Bedrooms 2, 3 and 4 are designed with comfort in mind, featuring carpet flooring. All rooms also include wardrobes, providing ample storage and a sleek, modern touch. There's ample space for a double or queen bed in all.
* The activity area/games room offers a space tailored to meet various lifestyle needs. Featuring carpet flooring, this room is both durable and stylish, making it ideal for a playroom, hobby area, or additional family retreat. With sliding doors opening to the backyard, it also adds versatility, making it a perfect extension for seamless indoor-outdoor entertainment.
* The laundry is both stylish and functional, featuring a storage closet, designated recesses for a washing machine and washing lines in the backyard, sliding door providing convenient access to the outdoor area.
* The main bathroom is well-appointed with a shower, a huge bathtub, vanity, and a huge mirror. A separate toilet, providing additional convenience and functionality for busy households.
* Ducted reverse cycle air conditioning with zones for year-round comfort.
External Features:
* Green title 471sqm block.
* Paved front driveway, small garden for low maintenance and space for parking extra vehicle/s.
* Two car garage with high ceiling, and a shopper's entry to the house.
* The home features a security alarm system and cameras around the property.
* The alfresco area features exposed paved flooring, creating a spacious and inviting atmosphere for outdoor gatherings. A small, easy-care garden adds charm, offering both beauty and functionality to the outdoor space. This low-maintenance garden is perfect for those who enjoy outdoor living.
* A stylish small swimming pool, beautifully enclosed with glass fencing and complemented by a tranquil water feature, creates the perfect backyard retreat for relaxation and entertaining.
* Strategically positioned in close proximity to schools, public transport, serene parks, local shops and amenities. Aspiri Primary School and Piara Waters Senior High School Zone.
* In close proximity to multiple facilities and parks including Rossiter Pavilion, Aspiri park, Moraba park, Stockland Harrisdale Shopping centre, Piara Waters medical centres, Piara Waters IGA, Childcare Centres, local shops, cafes and restaurants. An absolutely prime location!
* Easy access to major roads and freeways.
Don’t miss out on this incredible opportunity. This home is sure to attract a lot of interest! Call JD Devgan at 0450170006 today if you have any additional questions, or want details about available private inspections and upcoming home opens.
Listing description written by JD Devgan, SellingKey Canning Vale — reproduced as published, not verified by Districts.
Also look at