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 › Grazier Way
4
Bedrooms
2
Bathrooms
2
Car spaces
365 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
No recorded sale price for this property yet.
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.
Planning
Planning scheme
ARMADALE
Zone
Urban development
2977
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 31 Aug 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 31 Aug 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 365 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 365 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 56,932 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 Coronis NationalWelcome to this beautifully presented brand-new home in Piara Waters, perfectly positioned on a generous 365sqm block and built in 2025. Designed with modern living in mind, this stunning 4-bedroom, 2-bathroom residence offers style, comfort, and functionality - making it an ideal opportunity for first home buyers, growing families, or savvy investors.
Step inside to discover a light-filled open-plan living and dining area seamlessly connected to a sleek modern kitchen, complete with quality finishes and ample storage space. The home is equipped with a reverse-cycle air conditioning system, providing year-round comfort, as well as a gas hot water system for added efficiency and reliability.
The spacious master bedroom features a private ensuite and walk-in robe, while the remaining bedrooms are well-sized and fitted with built-in robes. There is also a dedicated cinema/theatre room which can alternatively be utilised as a potential 5th bedroom, offering additional flexibility for larger families or those working from home.
Outside, newly completed front landscaping enhances the home's street appeal and creates a welcoming first impression.
The property is currently leased at $930 per week, with the fixed-term lease ending on 08/08/2026, presenting an excellent investment opportunity with secure rental income in place.
This low-maintenance and move-in-ready property combines contemporary design with everyday practicality in one of Piara Waters' most sought-after locations.
Property Features:
Brand new home built in 2025
4 spacious bedrooms | 2 bathrooms | 2-car garage
Dedicated cinema/theatre room or potential 5th bedroom
Situated on a 365sqm block
Modern kitchen with open-plan living and dining
Reverse-cycle air conditioning system
Gas hot water system
Master bedroom with ensuite and walk-in robe
Built-in robes to minor bedrooms
Newly installed front landscaping
Currently leased at $930 per week until 08/08/2026
Ideal for first home buyers or investors
Location Highlights:
Close to local parks and playgrounds
Minutes to schools including Piara Waters Primary School and Harrisdale Senior High School
Convenient access to shopping centres, cafés, and restaurants
Easy connectivity to public transport and major road networks
Family-friendly community with growing amenities nearby
A fantastic opportunity to secure a modern home in a thriving and highly desirable suburb.
Don't miss this opportunity - contact us today to arrange your viewing!
Contact Ambika on 0415 209 995 to arrange your inspection and explore the potential of this excellent property.
DISCLAIMER: This information is provided for marketing purposes only. While believed to be reliable, buyers must conduct their own due diligence. No warranty is given or implied.
Listing description written by Ambika Sharma, Coronis National — reproduced as published, not verified by Districts.