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 › Bellas Circuit
$1,540,000
Last sold
17 Dec 2025
5
Bedrooms
3
Bathrooms
2
Car spaces
390 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
$1,540,000
17 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
+51.7%
Median sale
Suburb $1,015,000
-1.55 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 390 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 390 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 Colleen Gandini ResidentialCrafted by acclaimed builder 101 Residential, this remarkable 5-bedroom, 3-bathroom double-storey residence brings high-end living and exceptional practicality together in one beautifully designed home. Every detail has been considered, every space refined, creating a haven that caters effortlessly to families, professionals and avid entertainers.
Designed for Living & Hosting
Statement Entry
A bold architectural façade and feature tiled pedestal wall set a sophisticated tone from the moment you arrive. The wide entrance hall enhances the sense of scale and flow.
Light-Filled Open Living
With 31c ceilings and expansive glazing, the main living and dining zone feels bright, open and inviting. Large sliding doors create an instant connection to the alfresco, allowing indoor and outdoor living to blend seamlessly.
Gourmet Kitchen
A chef's dream—finished with stone benchtops, sleek bulkheads and stylish pendant lighting.
Featuring:
* 900mm stainless steel appliances
* Integrated microwave and dishwasher
* Plumbed fridge recess
* Walk-in pantry with motion-sensor lighting
Home Theatre Retreat
Sink into cinema-level comfort with soft carpets, mood-enhancing acoustics and frameless glass windows framing peaceful garden and reserve views. Feature-lit cabinetry adds a polished touch.
Ground-Floor Bedrooms
Two generously appointed bedrooms offer versatility for family, guests or extended living arrangements.
Bedroom 2: Spacious and welcoming
Bedroom 3: Recessed ceiling and built-in robe for added sophistication
Modern Main Bathroom
A chic combination of premium finishes, contemporary fittings and a sleek vanity.
Laundry with Scullery Capability
Abundant storage, stone benchtops and direct outdoor access—conveniently located near the kitchen for optional scullery use during entertaining.
Oversized Double Garage
Featuring an architectural sectional door with Opal Macrolon inserts, extended storage space, and practical rear access.
UPPER FLOOR – Your Private Escape
Master Suite Oasis
Beautifully positioned to capture treetop views, the master suite offers:
Custom-designed walk-in robe
Luxurious ensuite with dual vanities, stone finishes, oversized shower and separate toilet
Private balcony—perfect for quiet mornings in the sunshine
Additional Bedrooms
Two well-proportioned bedrooms complete the upper level:
Bedroom 4: Built-in robe
Bedroom 5: Walk-in robe and generous layout
Stylish Secondary Bathroom
Indulge in a freestanding bath accented by soft starlights, complemented by a stone-top vanity and premium fittings.
OUTDOOR AREAS – Low Maintenance, High Enjoyment
EkoDecking front and back for a sleek, durable finish
Fully reticulated gardens enriched with fruit trees
Elevated rear garden with a feature wall and integrated seating—ideal for relaxed evenings or social gatherings
ADDITIONAL LUXURY FEATURES
Solar hot water system (Chromogen 300L) + 2 solar panels
Daikin ducted reverse-cycle air conditioning (6 zones)
R4.0 insulation for climate comfort
DSC alarm system
Dual-switch lighting, sensor lights & feature illumination
Scotch-guarded carpets throughout
Fireplace recess ready for future installation
Auto-weather reticulation system
AN ENVIABLE LOCATION
Set within one of Piara Waters' most desirable pockets, this home offers comfort and convenience in equal measure. Enjoy close proximity to schools, parklands, shopping and dining.
650m – Aspiri Primary
2.1km – Piara Waters Primary
2.4km – St John Bosco College
2.9km – Harrisdale Shopping Centre
3.4km – Piara Village
A HOME OF STYLE, SPACE & SUPERB CRAFTSMANSHIP
Luxurious, intelligently designed and beautifully finished—61 Bellas Circuit is the benchmark for modern living in Piara Waters.
CALL KALINDI MONIE TODAY 0404 127 354
Listing description written by Kalindi Monie, Colleen Gandini Residential — reproduced as published, not verified by Districts.