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 › Pipeline Blvd
$1,275,000
Last sold
8 Dec 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
554 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
$1,275,000
8 Dec 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
+25.6%
Median sale
Suburb $1,015,000
-0.93 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 554 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 554 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 Ray White Armadale CityNew listing by Diljot Randhawa, Prince Gill & Ray White AC
Welcome to 21 Pipeline Boulevard, Piara Waters - a beautifully designed, east-facing residence that blends display-home style elegance with everyday functionality. Positioned opposite open green space and surrounded by premium amenities, this home offers the perfect balance of luxury, comfort and convenience.
This stunning 4-bedroom home with a study and theatre room showcases a modern façade and thoughtful architectural features throughout. From the wide double-door entry with a feature ceiling to the expansive living and dining areas with soaring ceilings and oversized windows, every detail has been crafted for style and practicality. The chef's kitchen is a true centrepiece, boasting a stone island benchtop, overhead cabinetry, upgraded gas cooktop, and a dedicated breakfast bar. Outdoors, enjoy a spacious backyard with generous side access - ideal for entertaining or relaxing in privacy, added storage shed - ideal for tools, equipment, or extra household items.
Property Highlights
- East-facing orientation for optimal natural light
- Display Home Style Facade with wide driveway and opposite to open green space
- Double-door entry with feature ceiling
- Large open plan living and dining areas
- Dedicated breakfast bar/casual dining area
- Seperate activity room/study area
- Dedicated Theatre Room with bulkhead ceiling and dimmable LED lighting
- High Ceilings in living/dining and garage
- Chef's Kitchen with island, stone benchtops, overhead cabinets, upgraded appliances, and breakfast bar
- Hotel style master Suite with large closet, double vanity ensuite, and private toilet
- Second Bathroom with shower and bathtub
- Alfresco area for entertainment/bbq
- Large backyard for kids to play
- Big gated side access
- Low Maintenance frontyard and backyard
- Reverse Cycle Ducted Air Conditioning
- Added Storage Shed in the backyard
Location Highlights
Situated in the heart of Piara Waters, this home enjoys proximity to top-tier schools, vibrant shopping precincts, and family-friendly parks.
- Close distance to Piara Waters Primary School and Piara Waters Senior High School
- Nearby childcare options including Nido Early School Piara Waters and Busy Bees on Bletchley
- Minutes to Stockland Harrisdale Shopping Centre
- Close to IGA Piara Waters, Starbucks, and local medical facilities
- Easy access to Bunnings Harrisdale and Cockburn Gateway Shopping Centre
- Enjoy local favourites like Muttz Nuttz Café, Tribeca & Co, Timber Café, and Tilly's Garden Cocktail Bar
- Transport & Connectivity:
- Walking distance to public transport and bus stops
- Quick access to Nicholson Rd, Armadale Rd, Ranford Rd, Kwinana Freeway, and Tonkin Highway
This is more than a home - it's a lifestyle. With spacious interiors, premium finishes, and unbeatable location benefits, 21 Pipeline Boulevard is the ideal choice for families seeking quality and convenience in Piara Waters. Please contact Diljot Randhawa on 0450 707 100 for more information
Disclaimer: This document has been prepared for advertising and marketing purposes only. It is believed to be reliable and accurate, but clients must make their own independent enquiries and must rely on their own personal judgement about the information included in this document. Ray White Armadale City provides this document without any express or implied warranty as to its accuracy. Any reliance placed upon this document is at the client's own risk. Ray White Armadale City accepts no responsibility for the results of any actions taken, or reliance placed upon this document by a client . Figures and information may be subject to change without notice.
Listing description written by Diljot Randhawa, Ray White Armadale City — reproduced as published, not verified by Districts.