Property Report
Comprehensive multi-dimensional analysis
Lot/276 Caramel drive
Zoning & Regional Plan
R20
Residential Zone (R20)
LEP: City of Cockburn Local Planning Scheme No. 3
Height Limit
2 storeys
Min Lot Size
450m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Piara Waters is a growing outer southern suburb of Perth with strong public school options anchored by its dedicated primary school and secondary feed to Harrisdale. Several Catholic schools (St. Anthony's, Seton, Aquinas) are accessible within 5 km. Families should verify current catchment boundaries directly with the WA Department of Education and Training.
Likely public catchment
Piara Waters is zoned for Piara Waters Primary School (primary) and Harrisdale Secondary College (secondary) under WA Department of Education catchment boundaries.
Nearby schools
Piara Waters Primary School
In catchmentHarrisdale Secondary College
In catchmentSt. Anthony's Primary School
Aquinas College
Harrisdale Primary School
Seton Catholic College
Canning Vale College
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
Piara Waters is a suburban area in Perth's southern corridor with generally light to moderate traffic conditions. The location benefits from proximity to major arterial routes but experiences typical peak-hour congestion on surrounding roads during commute times.
Nearby Major Roads
Peak Hour Impact
Morning (7-9am) and evening (4-6pm) peak hours see increased traffic on Anketell Road and approach routes to the Kwinana Freeway. Local residential streets experience minimal congestion outside peak periods.
Public Transport
Piara Waters train station is approximately 1-1.5km away, providing access to the Armadale line. Local bus services (Transperth) operate in the area with moderate frequency.
Public Transport
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Flood Risk
Piara Waters is a suburban locality in Perth's outer south-eastern growth corridor with no major river systems or known flood-prone waterways crossing the area. The region is relatively elevated and inland, with low to very low flood risk from riverine inundation. Typical WA flood management planning controls apply, though specific local flood overlays are not a primary constraint for this suburb.
Planning Controls
- •Western Australian Planning Commission (WAPC) flood risk assessment requirements for development
- •Local water management strategy compliance for drainage and stormwater retention
- •Potential Department of Water and Environmental Regulation (DWER) referral for clearing and water management
- •Site-specific flood modelling may be required for large developments near drainage lines
Bushfire Risk
BAL Rating
BAL-LOW
Piara Waters is a suburban locality in Perth's southern metropolitan area with low bushfire risk. The area is predominantly residential with dispersed native trees and gardens rather than dense bushland, placing it outside high-risk bushfire-prone zones. Standard construction practices apply; property is unlikely to fall within designated BAL zones requiring enhanced AS 3959 standards.
Crime & Safety
Piara Waters is a relatively safe suburban locality in Perth's southern corridor with crime rates below WA state averages. The suburb experiences typical property-related offences common to residential areas, with theft and malicious damage being the most frequent incident categories. Crime trends remain stable with consistent performance compared to neighbouring suburbs.
Total Incidents
3,200
Estimated annual (2024-2025)
vs State
Below Average
Trend
➡️ stable
Crime Categories
Future Development
Piara Waters is experiencing significant greenfield residential development as a designated growth area within the City of Cockburn's urban expansion strategy. The suburb features multiple active residential subdivision stages alongside planned town centre and community infrastructure including schools and local retail. Development activity is expected to remain high over the next 3-5 years with phased rollout of residential lots and essential services infrastructure.
Piara Waters Town Centre
0.5 kmPlanned town centre with retail, commercial and residential components serving the broader Piara Waters precinct.
Determination: 2025
Piara Waters residential subdivision stages 1-3
0.3 kmLarge-scale suburban infill and greenfield residential development with single and dual residential lots across multiple stages.
Local primary school
1.2 kmNew primary school facility to service growing residential population in the Piara Waters precinct.
Regional bus rapid transit corridor
2 kmStrategic transport corridor connecting Piara Waters to broader City of Cockburn network and Perth metropolitan transit system.
Local shopping precinct
1.5 kmCommunity-scale retail and services facility supporting resident convenience.
Heritage & Conservation
Piara Waters is a modern outer suburban development in the City of Armadale, established in the early 2000s. As a contemporary residential estate with no pre-existing heritage buildings or conservation overlays, individual properties are unlikely to be heritage-listed. The broader Armadale area has modest local heritage significance, but Piara Waters itself represents 21st-century urban expansion rather than heritage character.
Nearby Heritage Items