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 › Hickman Dr
$1,010,000
Last sold
11 Jan 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
362 m²
Land
150 m²
Building
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
$1,010,000
11 Jan 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
-0.5%
Median sale
Suburb $1,015,000
+0.02 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 362 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 362 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 O'Neil Real EstateA near-new, high-quality family home offering a clean, modern layout, premium finishes, and low-maintenance living in a fantastic pocket of Piara Waters. With multiple living zones and an excellent indoor-outdoor flow, this is a move-in-ready option ideal for families, professionals, or investors seeking long-term value.
INSIDE
The home is finished to a high standard throughout and offers a practical, modern floor plan designed for everyday living. At the centre is a light-filled open-plan living, dining, and kitchen zone that provides excellent space for relaxing and entertaining. The kitchen is a standout, fitted with quality appliances, generous bench space, a delightful breakfast bar for casual dining, and the highly sought-after scullery, allowing the main kitchen to remain uncluttered while adding excellent storage and preparation space.
A separate home theatre delivers a dedicated second living area, perfect for movie nights, gaming, or a quiet retreat away from the main living space. Accommodation is generous, with four well-sized bedrooms and two stylish bathrooms. The master suite offers excellent separation from the minor bedrooms and includes a large walk-in robe and private ensuite, while the remaining bedrooms are well-proportioned and serviced by a modern family bathroom. The home presents immaculately, reflecting its near-new construction and high-spec finish.
OUTSIDE
The indoor living flows seamlessly to a covered alfresco under the main roof, creating a sheltered space for outdoor dining and entertaining throughout the year. The backyard is neatly presented with lawned areas that are ideal for children or pets. A double lock-up garage provides secure parking and convenient internal access, reinforcing the home's practical, low-maintenance appeal.
LOCATION
Positioned in a well-established and popular pocket of Piara Waters, the home enjoys close proximity to local parks, schools, shopping centres, and public transport. The suburb continues to attract strong buyer and tenant demand thanks to its family-friendly environment, modern infrastructure, and easy access to major road links.
INVESTORS
A near-new build with strong tenant appeal, low ongoing maintenance, and a highly functional layout makes this an excellent set-and-forget investment in a consistently in-demand suburb. Property will be vacant at settlement, and the current market rental appraisal is $800-850pwk.
HOW TO VIEW
A walk-through video is available on enquiry, and local buyers are welcome to arrange a private inspection. Enquire today to secure your viewing.
PROPERTY PARTICULARS
Build Year: 2021
Block Size: 362 sqm
Living Size: 150 sqm
Council Rates: $2,870 pa
Water Rates: $1,190 pa
Rental Appraisal: $800-850 pwk
(all values are approximated)
Listing description written by Lijo Jose, O'Neil Real Estate — reproduced as published, not verified by Districts.