Property Report
Comprehensive multi-dimensional analysis
Piara
Zoning & Regional Plan
R20
Residential (R20)
LEP: City of Perth Local Planning Scheme No. 2
Height Limit
2 storeys
Min Lot Size
500m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Waters is a northern Perth suburb with solid public schooling through Waters Primary and Carine Senior High. Catholic and independent options (Carmel, Mercy College, Scotch, PLC) are within accessible distance, providing families with mixed-sector choices across primary and secondary levels.
Likely public catchment
Waters Primary School is the likely public catchment primary; Carine Senior High School is the expected secondary catchment school. Always verify with the WA Department of Education catchment maps.
Nearby schools
Waters Primary School
In catchmentCarine Senior High School
In catchmentCarmel School
Mercy College
Scotch College
Presbyterian Ladies' College (PLC)
Kinross Primary School
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
Piara Waters is a suburban locality in Perth's southeast with relatively light traffic conditions overall. The area benefits from good road connectivity via local and regional routes, though peak-hour congestion can occur on main arterial roads serving the broader region.
Nearby Major Roads
Peak Hour Impact
Morning and evening peak hours (7-9am, 4-6pm) see increased traffic on Tonkin Highway and Kwinana Freeway approaches, with moderate delays possible for commuters accessing these arterials. Local roads within Piara Waters generally remain clear.
Public Transport
Piara Waters has limited direct public transport; the nearest regular bus services are approximately 1-2km away, with the broader Perth transit network accessible via connections to regional routes serving the southern suburbs.
Public Transport
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Flood Risk
Waters, a suburb in Perth's southern coastal region, has low to very low flood risk. While the area is relatively flat and coastal, it does not sit within any major flood-prone riverine catchment equivalent to interstate examples (Brisbane River, Yarra, etc.). Local drainage and stormwater management present minor considerations, but formal flood overlays comparable to eastern state systems are not typically applied in this locality.
Planning Controls
- •WA Planning Commission Coastal Planning Guidelines apply given proximity to Indian Ocean and coastal catchments
- •Local water management and drainage design standards under the City of Cockburn Local Planning Scheme
- •Consideration of minor watercourse flooding from local drainage lines and seasonal water flow paths
- •Stormwater management and on-site detention requirements for developments in accordance with WA guidelines
Bushfire Risk
BAL Rating
BAL-LOW
Waters is a suburban locality in the Perth metropolitan region with predominantly low bushfire risk. The area is characterized by established residential development with limited areas of dense native vegetation, placing most properties outside designated Bushfire Prone Areas. Properties in Waters typically do not require BAL-rated construction unless located on larger lots with significant native vegetation or near bushland interfaces.
Crime & Safety
Waters, WA experiences crime rates approximately aligned with Western Australian averages across major categories. Theft-related offences represent the largest proportion of reported incidents, while violent crime rates remain moderate. The suburb maintains relatively stable crime patterns with no significant escalation trends.
Total Incidents
4,200
Estimated annual (2024-2025)
vs State
Average
Trend
➡️ stable
Crime Categories
Future Development
Waters is a mature established residential suburb in Perth's northern region with moderate infill development activity and incremental townhouse/grouped dwelling approvals. Development pressure remains steady but not intensive, with most activity focused on gentle densification of existing residential blocks and local shopping precinct upgrades. Nearby industrial growth in Landsdale and regional infrastructure improvements support broader northern corridor growth trends.
Waters residential infill - medium density
0.5 kmLocal infill development adding townhouse and grouped dwelling approvals across Waters estate blocks.
Landsdale industrial precinct expansion
3.2 kmStaged industrial and logistics facility development in adjacent Landsdale serving Greater Perth freight and distribution needs.
Local shopping centre upgrades
1.8 kmMixed-use retail and residential intensification around existing shopping precinct nodes within Waters locality.
Northern suburbs transport connectivity
2 kmRegional road and public transport improvement projects supporting northern suburbs growth corridor.
Heritage & Conservation
Waters is a small rural locality in Western Australia with minimal heritage listing activity. The area is primarily characterized by modern rural and agricultural development rather than heritage conservation areas or significant historical precincts.
Nearby Heritage Items