Piara Waters (WA 6112) in Focus 2026: Is It a Good Investment? R-Score 64/100, 4.2% Yield & Best Streets

Market Classification: High-Supply Growth Corridor (Street Selection Critical) · R-Score: 64/100 (National Rank #5,655 of 15,286) · Street Average: 68/100 across 278 streets.

On the surface, Piara Waters attracts heavy buyer attention because of its $1,051,000 entry point and modern housing stock. However, council-wide building approvals in Armadale are running at 4.7% of existing stock. In high-supply corridors like this, buying a generic new-build on the fringe exposes you to years of competing stage releases. The only way to outperform the Piara Waters median is to buy established homes on tightly held, 75–100 scored owner-occupier streets where land is already built out.

“I’d focus less on the suburb-wide 4.2% yield and more on the street-level split. Three streets score 75 with 95% owner occupation, while 18 of 234 streets score below 50. That is a fairly clear warning that selection matters more than the postcode headline.”

Looking for the live, monthly-updated numbers? The Piara Waters (WA) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Piara Waters street-by-street scores rank every street. This article is our investment analysis of what those numbers mean.

Below is our full October 2026 quantitative and street-level breakdown for Piara Waters (WA 6112), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Armadale (WA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 6,496 residential addresses.

1. Piara Waters (WA) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)

Over the past 12 months, Piara Waters’s median house price moved +11.8% (from $940,000 to $1,051,000), bringing its 3-year cumulative price movement to +37.4% (from $765,000 three years ago). On the rental side, median weekly asking rents moved +7.6% over the past year to $850/wk (+34.1% over 36 months), equating to a 4.2% gross rental yield. Compared with 12 months ago—when Piara Waters carried an R-Score of 46/100—its current composite R-Score of 64/100 represents a +18-point shift in underlying market pressure.

Indicator / R-Score Pillar	Piara Waters (WA) Current	12-Month / 36-Month Context
Composite Suburb R-Score	64 / 100	Ranked #5,655 of 15,286 suburbs (was 46/100 12m ago)
Median House Price	$1,051,000	12m change: +11.8% · 36m change: +37.4%
Median Weekly Rent & Gross Yield	$850/wk (4.2%)	12m rent change: +7.6% · 36m rent change: +34.1%
Rental Vacancy & Days on Market	6% vacancy	Median selling time: 77 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	29 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	39 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	58 / 100	Measures short/medium-term price velocity vs Armadale & WA
Pillar 4: Yield Pressure	48 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Piara Waters (WA)

Why do two 4-bedroom houses in Piara Waters achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 6,496 addresses across 278 streets in Piara Waters through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 179 streets (76% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Piara Waters rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 37 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 18 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Piara Waters (WA)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 278 streets in Piara Waters):

Top Street in Piara Waters	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Livorno Boulevard	75/100	37	95%	0%	$763/wk (5%)
#2 Anzio Road	75/100	29	95%	0%	$763/wk (5%)
#3 Sorrento Road	75/100	29	95%	0%	$763/wk (5%)
#4 St Pierre Turn	75/100	29	95%	0%	$763/wk (5%)
#5 Calvera Gardens	75/100	23	95%	0%	$763/wk (5%)

Streets Where Block-Level Tenure Trails the Piara Waters Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Piara Waters:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Lancaster Loop	25/100	67	40%	0%	$725/wk
Addington Loop	25/100	41	40%	0%	$725/wk
Tulipwood Loop	25/100	37	0%	0%	—

3. Economic & Supply Drivers in Armadale Council (Western Australia)

Piara Waters sits within the Armadale Local Government Area, which has a residential population of approximately 113,003 (+12% population movement over the past 3 years) and 31,867 total dwellings. Three council-level fundamentals shape Piara Waters’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Armadale are Health Care and Social Assistance (17%), Retail Trade (15%), Education and Training (13%), Construction (9%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Armadale approved 4.7% new dwelling stock (~1,648 dwellings). Because new approvals exceed 1.8% of stock, investors in Piara Waters must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• State Comparison: Compare Piara Waters against the Top 25 Highest R-Score Suburbs in WA.

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Piara Waters (October 2026)

What does it actually cost to acquire and hold a typical house in Piara Waters at today’s median price of $1,051,000 and median rent of $850/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Piara Waters Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,051,000	Settled house median as of October 2026
20% Deposit + Est. Stamp Duty & Costs	$260,648	$210,200 deposit (80% LVR) + ~$50,448 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$840,800	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$44,200/yr ($850/wk)	4.2% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$64,111/yr	Assumes 6.25% interest-only ($52,550/yr) + ~1.1% for council rates, insurance & property management ($11,561/yr)
Pre-Tax Weekly Cashflow Position	-$383/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Piara Waters—And 3 Rules Before You Make an Offer

Strong Buyer Activity Meets an Active New-Build Pipeline. Based on our October 2026 data, Piara Waters is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($1,051,000) and 4.2% rental yield in WA.

1. Never Buy Blind on the Suburb Median: In Piara Waters, 18 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Piara Waters Street Score Hub and target the 179 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Livorno Boulevard, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.