8 Highland Rise, Piara Waters WA 6112
8 Highland Rise, Piara Waters WA 6112
4 bed, 2 bath, 2 car | 566 m² land, 321 m² build | Built 2013, larger than typical new stock | No overlay constraints | Family-oriented pocket
This is a substantial family house on a genuinely large block for Piara Waters, where much of the newer supply is compact and built to a smaller footprint. The 566 m² land and 321 m² building size put it in a different category to the typical 300–450 m² blocks that dominate recent estates, so it will appeal most to buyers who want room to move indoors and out without leaving the suburb. It was built in 2013, which means it predates the current wave of low-maintenance product and offers more established proportions, a proper backyard potential, and a layout that suits growing families. The absence of bushfire, flood, or heritage overlays removes a layer of due diligence concern, and the school catchment alignment adds practical appeal for owner-occupiers. This is best suited to a family buyer or an investor targeting long-term family tenancies, given the rental estimate sits above the suburb’s typical 4-bedroom benchmark.
The estimated value of $1.375M is well above the suburb’s median house price, which reflects the rarity of this land-and-building combination rather than any premium finish or renovation. The yield, based on the estimated rent of $900 per week, works out to roughly 3.4%, which is modest and suggests the price is being driven by scarcity of size rather than income return. The building coverage of 57% is high, so outdoor space, while larger than many newer lots, may still feel more constrained than the land size alone implies. The property’s age, at over a decade old, might mean the kitchen, bathrooms, or flooring are original and could require updating depending on the previous owner’s maintenance. These factors may influence how a buyer values the house relative to newer, smaller alternatives in the same suburb.
|| Comparable Sales: 8 Featherflower Entrance sold May 2025 for $1.085M on 450 m²; 5 Binomial Way listed around $1.15M on 384 m² | Property Price Band: $1.3M–$1.4M | Value Drivers: land size, building footprint, school catchment access
Detailed Independent Property Report prepared by PropCred Analyst team for 8 Highland Rise, Piara Waters WA 6112
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
2
Income Risk
2
Execution Risk
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Market Insight
Piara Waters, in Perth’s Treeby area, draws higher-income buyers with household earnings well above the Greater Perth average, underpinning strong demand. House medians hit $950,000 with 15.3% annual growth, while units reached $688,526, up 13.9%. Days on market for houses range 12–15, and annual sales volume spans 218–312, indicating tight, fast-moving conditions. Rents average $770–$780 weekly for houses, with gross yields 4.56% (houses) and 5.16% (units). Supply is constrained: only 22 rental properties and 15 sales listings last month, supporting prices. Key risks: affordability—median house prices are high relative to incomes—and negligible unit sales (0–2 yearly), limiting entry options. Future growth hinges on continued connectivity via nearby Seville Grove and Harrisdale.
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PropCred Estimated Value
Comparable Sales: 8 Featherflower Entrance sold May 2025 for $1.085M on 450 m²; 5 Binomial Way listed around $1.15M on 384 m² | Property Price Band: $1.3M–$1.4M | Value Drivers: land size, building footprint, school catchment access
Bedrooms
4
Bathroom
2
Parking
2
Land
566m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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