Holden Hill vs Modbury

In both, most households own their home and the large majority of homes are detached houses. Holden Hill is closer to the city centre: 12.4 km, against 14.3 km.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Modbury

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • has more childcare (6 vs 2)
  • But Holden Hill carries lower crime risk (84/100 vs 94/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Holden Hill

ahead on the one thing that separates them

  • has cheaper land ($559,000 vs $1,040,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Modbury

ahead on the one thing that separates them

  • is more walkable (91/100 vs 80/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Modbury

ahead on 2 of the 5 things we measure here

  • has more GPs (5 vs 1)
  • is more walkable (91/100 vs 80/100)
  • But Holden Hill carries lower crime risk (84/100 vs 94/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Holden Hill

ahead on the one thing that separates them

  • is growing faster (12.7% vs 6.6%)

Weighs house yield and population growth.

Where they sit

Holden Hill and Modbury drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Holden Hill Modbury
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Holden Hill Modbury
Walkability 80 / 91
Holden Hill — Walkability: 80/100 Modbury — Walkability: 91/100
Safety 16 / 6
Holden Hill — Safety: 16/100 Modbury — Safety: 6/100
Low fire risk 100 / 100
Holden Hill — Low fire risk: 100/100 Modbury — Low fire risk: 100/100
Low flood risk 73 / 15
Holden Hill — Low flood risk: 73/100 Modbury — Low flood risk: 15/100

Demographics

Modbury has more residents (5,593 vs 3,716).

Holden Hill Modbury
Population 3,716 5,593
+51% vs other
Population trend (2016 → 2021) +12.7% +6.6%
Median age 37
same for both
Median household income $70,876/yr
+2% vs other
 $69,784/yr
Median weekly rent $300/wk $315/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Holden Hill Modbury
0-4 6.8% / 5.0%
Holden Hill — 0-4: 6.8% Modbury — 0-4: 5.0%
5-14 10.7% / 10.1%
Holden Hill — 5-14: 10.7% Modbury — 5-14: 10.1%
15-19 4.4% / 4.6%
Holden Hill — 15-19: 4.4% Modbury — 15-19: 4.6%
20-24 6.6% / 7.7%
Holden Hill — 20-24: 6.6% Modbury — 20-24: 7.7%
25-34 16.6% / 18.1%
Holden Hill — 25-34: 16.6% Modbury — 25-34: 18.1%
35-44 17.0% / 14.6%
Holden Hill — 35-44: 17.0% Modbury — 35-44: 14.6%
45-54 11.8% / 10.6%
Holden Hill — 45-54: 11.8% Modbury — 45-54: 10.6%
55-64 10.7% / 9.8%
Holden Hill — 55-64: 10.7% Modbury — 55-64: 9.8%
65-74 8.4% / 9.0%
Holden Hill — 65-74: 8.4% Modbury — 65-74: 9.0%
75-84 5.3% / 7.6%
Holden Hill — 75-84: 5.3% Modbury — 75-84: 7.6%
85+ 1.9% / 3.0%
Holden Hill — 85+: 1.9% Modbury — 85+: 3.0%

Bars are drawn against the largest share shown (18.1%).

Who lives together

Household composition, 2021 Census.

Holden Hill 38.2% lone person
Holden Hill — Lone Person: 38.2% Holden Hill — Couple Families: 36.4% Holden Hill — One Parent Families: 17.1% Holden Hill — Group Household: 5.6% Holden Hill — Other Families: 2.7%
Modbury 42.5% lone person
Modbury — Lone Person: 42.5% Modbury — Couple Families: 33.0% Modbury — One Parent Families: 16.6% Modbury — Group Household: 5.3% Modbury — Other Families: 2.6%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Holden Hill 36.1% renting
Holden Hill — Owned Outright: 26.7% Holden Hill — Mortgage: 37.2% Holden Hill — Renting: 36.1%
Modbury 33.2% renting
Modbury — Owned Outright: 31.5% Modbury — Mortgage: 35.3% Modbury — Renting: 33.2%
Owned outright Mortgage Renting

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Holden Hill Modbury
India 11.4% / 9.5%
Holden Hill — India: 11.4% Modbury — India: 9.5%
England 3.6% / 5.7%
Holden Hill — England: 3.6% Modbury — England: 5.7%
China 1.9% / 2.9%
Holden Hill — China: 1.9% Modbury — China: 2.9%
Philippines 2.0% / 1.7%
Holden Hill — Philippines: 2.0% Modbury — Philippines: 1.7%
Sri Lanka 2.0% / 1.4%
Holden Hill — Sri Lanka: 2.0% Modbury — Sri Lanka: 1.4%

Bars are drawn against the largest share shown (11.4%).

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Holden Hill Modbury
Bachelor Degree 14.1% / 13.8%
Holden Hill — Bachelor Degree: 14.1% Modbury — Bachelor Degree: 13.8%
Certificate III & IV 12.8% / 14.2%
Holden Hill — Certificate III & IV: 12.8% Modbury — Certificate III & IV: 14.2%
Advanced Diploma / Diploma 7.6% / 7.7%
Holden Hill — Advanced Diploma / Diploma: 7.6% Modbury — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 5.9% / 6.1%
Holden Hill — Postgraduate Degree: 5.9% Modbury — Postgraduate Degree: 6.1%
Graduate Diploma / Certificate 1.4% / 1.6%
Holden Hill — Graduate Diploma / Certificate: 1.4% Modbury — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (14.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Holden Hill 81.2% houses
Holden Hill — Houses: 81.2% Holden Hill — Townhouses: 13.5% Holden Hill — Flats / Apartments: 5.4%
Modbury 75.3% houses
Modbury — Houses: 75.3% Modbury — Townhouses: 18.5% Modbury — Flats / Apartments: 6.2%
Houses Townhouses Flats / Apartments

Property market

Holden Hill Modbury
Median house price $855,000 $833,500
Median unit price $615,000 $581,000
Median land price $559,000 $1,040,000
Typical days to sell (houses) 18 days
from 33 sales
 24 days
from 89 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Holden Hill Modbury
3 bed $852K / $823K
Holden Hill — 3 bed: $852K (63 sales) Modbury — 3 bed: $823K (104 sales)

63 vs 104 sales

4 bed $890K / $930K
Holden Hill — 4 bed: $890K (13 sales) Modbury — 4 bed: $930K (21 sales)

13 vs 21 sales

Zoning mix

Holden Hill has more industrially zoned land (25% vs 0%); Modbury has more commercially zoned land (29% vs 4%).

Holden Hill Modbury
Residential 71% 67%
Commercial 4% 29%
Industrial 25% 0%
Parks and recreation 0% 4%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Holden Hill Modbury
New dwellings approved 574
across Tea Tree Gully
same for both
Approvals change year on year +36%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Holden Hill Modbury
Houses 3.9%
$680/wk on $899K
 4.1%
$650/wk on $829K
Units — 4.2%
$488/wk on $605K

Ranking within SA

Holden Hill Modbury
House price Higher than 35% of SA Higher than 30% of SA
Income Higher than 40% of SA Higher than 39% of SA
Schools — Higher than 71% of SA
Walkability Higher than 93% of SA Higher than 99% of SA
Affordability Higher than 52% of SA Higher than 57% of SA
EV adoption Higher than 69% of SA Higher than 65% of SA
NBN connectivity Higher than 94% of SA Higher than 97% of SA
Rental yield (houses) Higher than 52% of SA Higher than 63% of SA
Rental yield (units) — Higher than 24% of SA

Liveability

Holden Hill scores higher overall (57 vs 49); Modbury is more walkable (91 vs 80).

Holden Hill Modbury
Grade B C
Score 57/100 49/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 4/10

Risk profile

Modbury carries more flood risk (85 vs 27); Modbury carries more crime risk (94 vs 84).

Holden Hill Modbury
Bushfire None
0/100
same for both
Crime High
84/100
 High
94/100
Flood Low
27/100
 High
85/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Holden Hill Modbury
Inside the suburb 1 3
Rated above peers 0 1
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km 2
Adelaide University, Magill Campus, 6.4 km
 2
Adelaide University, Mawson Lakes Campus, 7.2 km
Full-time students aged 15–24 2.2% 2.6%

Schools in Holden Hill

  • Kildare College Catholic · Secondary at peers

Schools in Modbury

  • Modbury High School Government · Secondary above peers
  • Modbury West School Government · Primary at peers
  • Garden College - Modbury Campus Independent · Combined

Amenities in the suburb

Holden Hill Modbury
Supermarkets 1 6
Cafes & restaurants 3 13
Parks & reserves 3 5
Childcare 2 6
GPs 1 5
Pharmacies 0 8
Hospitals 0 1
Police stations 1 0
Banks & Bank@Post 0 10
Fuel stations 3 2
EV chargers 0 1
Waterways 0 4

Mobility

Holden Hill Modbury
Walkability score 80/100 91/100
Distance to Adelaide 12.4 km 14.3 km
+15% vs other
Drive time (normal traffic) 20 min 22 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 89.8
7-9am + 5-7pm
 352.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 5088
 0.7%
postcode 5092
Rooftop solar per 100 dwellings 60
postcode 5088
 63
postcode 5092

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Holden Hill Modbury
Car (driver) 72.8% / 70.9%
Holden Hill — Car (driver): 72.8% Modbury — Car (driver): 70.9%
Bus 10.1% / 13.6%
Holden Hill — Bus: 10.1% Modbury — Bus: 13.6%
Worked from Home 9.4% / 8.1%
Holden Hill — Worked from Home: 9.4% Modbury — Worked from Home: 8.1%
Car (passenger) 5.6% / 4.3%
Holden Hill — Car (passenger): 5.6% Modbury — Car (passenger): 4.3%
Walked Only 1.5% / 2.8%
Holden Hill — Walked Only: 1.5% Modbury — Walked Only: 2.8%

Bars are drawn against the largest share shown (72.8%).

Setting

Holden Hill Modbury
Elevation 102 m
above sea level, at the suburb centre
 111 m
above sea level, at the suburb centre
Distance to the ocean 11.9 km 12.2 km

NBN connectivity

Holden Hill Modbury
Connectivity score 84/100 95/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 33%
2,027 premises
 86%
3,401 premises

Climate

Holden Hill Modbury
Annual rainfall 404 mm
same for both
Summer max (Jan) 30.4°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Holden Hill Modbury
PM2.5 —
same for both
PM10 —
same for both
NO₂ 0.51 pphm
same for both

Council rates

Holden Hill Modbury
Average residential rate $2,000/yr
same for both
Council Tea Tree Gully
same for both

Federal electorate

Holden Hill Modbury
Division Sturt Makin
Member Claire Clutterham Tony Zappia
Party Australian Labor Party
same for both

First Home Owner Grant

Holden Hill Modbury
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Holden Hill

Middle-Ring Multicultural Parks

Modbury

Middle-Ring Parks River

More comparisons

Other comparisons with Holden Hill

Holden Hill vs Hope Valley Holden Hill vs Valley View Holden Hill vs Windsor Gardens Holden Hill vs Gilles Plains Holden Hill vs Dernancourt

Other comparisons with Modbury

Modbury vs Hope Valley Modbury vs Valley View Modbury vs Modbury North Modbury vs Ridgehaven Modbury vs St Agnes Modbury vs Gilles Plains
Full data on Holden Hill Full data on Modbury
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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