Hope Valley vs Modbury

Modbury is the younger of the two, with a median age of 37 against 46 in Hope Valley. In both, most households own their home and most homes are detached houses. In Hope Valley, about half of households are people living alone. On these figures, Hope Valley tends to suit older residents, while Modbury suits young adults.

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

Hope Valley

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (43/100 vs 94/100)
  • has more parks and reserves (10 vs 5)
  • But Modbury has more schools rated above their peers (1 vs 0)

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

First-home buyers

Hope Valley

ahead on the one thing that separates them

  • has cheaper land ($492,500 vs $1,040,000)

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

Renters

Modbury

ahead on the one thing that separates them

  • has a bigger rental market to choose from (33% vs 23%)

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 76/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Hope Valley carries lower crime risk (43/100 vs 94/100)
  • Modbury has more GPs (5 vs 1)

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

Investors

Too close to call

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

Weighs house yield, unit yield, and population growth.

Where they sit

Hope Valley 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.

Hope Valley 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.

Hope Valley Modbury
Walkability 76 / 91
Hope Valley — Walkability: 76/100 Modbury — Walkability: 91/100
Safety 57 / 6
Hope Valley — Safety: 57/100 Modbury — Safety: 6/100
Low fire risk 100 / 100
Hope Valley — Low fire risk: 100/100 Modbury — Low fire risk: 100/100
Low flood risk 31 / 15
Hope Valley — Low flood risk: 31/100 Modbury — Low flood risk: 15/100

Demographics

Hope Valley has more residents (8,184 vs 5,593); Hope Valley skews older (46 vs 37).

Hope Valley Modbury
Population 8,184
+32% vs other
 5,593
Population trend (2016 → 2021) +3.8% +6.6%
Median age 46 37
Median household income $66,040/yr $69,784/yr
+6% vs other
Median weekly rent $320/wk
+2% vs other
 $315/wk

Age profile

Share of residents in each band, 2021 Census.

Hope Valley Modbury
0-4 5.0% / 5.0%
Hope Valley — 0-4: 5.0% Modbury — 0-4: 5.0%
5-14 9.9% / 10.1%
Hope Valley — 5-14: 9.9% Modbury — 5-14: 10.1%
15-19 4.3% / 4.6%
Hope Valley — 15-19: 4.3% Modbury — 15-19: 4.6%
20-24 5.0% / 7.7%
Hope Valley — 20-24: 5.0% Modbury — 20-24: 7.7%
25-34 11.6% / 18.1%
Hope Valley — 25-34: 11.6% Modbury — 25-34: 18.1%
35-44 12.1% / 14.6%
Hope Valley — 35-44: 12.1% Modbury — 35-44: 14.6%
45-54 10.5% / 10.6%
Hope Valley — 45-54: 10.5% Modbury — 45-54: 10.6%
55-64 9.8% / 9.8%
Hope Valley — 55-64: 9.8% Modbury — 55-64: 9.8%
65-74 11.8% / 9.0%
Hope Valley — 65-74: 11.8% Modbury — 65-74: 9.0%
75-84 11.6% / 7.6%
Hope Valley — 75-84: 11.6% Modbury — 75-84: 7.6%
85+ 8.2% / 3.0%
Hope Valley — 85+: 8.2% Modbury — 85+: 3.0%

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

Who lives together

Household composition, 2021 Census.

Hope Valley 46.2% lone person
Hope Valley — Lone Person: 46.2% Hope Valley — Couple Families: 36.7% Hope Valley — One Parent Families: 13.5% Hope Valley — Group Household: 2.7% Hope Valley — Other Families: 1.0%
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.

Hope Valley 22.7% renting
Hope Valley — Owned Outright: 38.0% Hope Valley — Mortgage: 39.3% Hope Valley — Renting: 22.7%
Modbury 33.2% renting
Modbury — Owned Outright: 31.5% Modbury — Mortgage: 35.3% Modbury — Renting: 33.2%
Owned outright Mortgage Renting

Qualifications

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

Hope Valley Modbury
Certificate III & IV 15.4% / 14.2%
Hope Valley — Certificate III & IV: 15.4% Modbury — Certificate III & IV: 14.2%
Bachelor Degree 11.5% / 13.8%
Hope Valley — Bachelor Degree: 11.5% Modbury — Bachelor Degree: 13.8%
Advanced Diploma / Diploma 7.9% / 7.7%
Hope Valley — Advanced Diploma / Diploma: 7.9% Modbury — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 3.4% / 6.1%
Hope Valley — Postgraduate Degree: 3.4% Modbury — Postgraduate Degree: 6.1%
Graduate Diploma / Certificate 1.3% / 1.6%
Hope Valley — Graduate Diploma / Certificate: 1.3% Modbury — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (15.4%).

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.

Hope Valley Modbury
India 4.1% / 9.5%
Hope Valley — India: 4.1% Modbury — India: 9.5%
England 7.2% / 5.7%
Hope Valley — England: 7.2% Modbury — England: 5.7%
China 1.1% / 2.9%
Hope Valley — China: 1.1% Modbury — China: 2.9%
Italy 1.7% / 1.1%
Hope Valley — Italy: 1.7% Modbury — Italy: 1.1%
Philippines 0.6% / 1.7%
Hope Valley — Philippines: 0.6% Modbury — Philippines: 1.7%
Sri Lanka — / 1.4%
Hope Valley — Sri Lanka: not among its largest Modbury — Sri Lanka: 1.4%
Germany 1.0% / —
Hope Valley — Germany: 1.0% Modbury — Germany: not among its largest

Bars are drawn against the largest share shown (9.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hope Valley 73.2% houses
Hope Valley — Houses: 73.2% Hope Valley — Townhouses: 23.9% Hope Valley — Flats / Apartments: 2.9%
Modbury 75.3% houses
Modbury — Houses: 75.3% Modbury — Townhouses: 18.5% Modbury — Flats / Apartments: 6.2%
Houses Townhouses Flats / Apartments

Property market

Hope Valley Modbury
Median house price $885,000 $833,500
Median unit price $629,750 $581,000
Median land price $492,500 $1,040,000
Typical days to sell (houses) 18 days
from 69 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.

Hope Valley Modbury
3 bed $873K / $823K
Hope Valley — 3 bed: $873K (84 sales) Modbury — 3 bed: $823K (104 sales)

84 vs 104 sales

4 bed $950K / $930K
Hope Valley — 4 bed: $950K (26 sales) Modbury — 4 bed: $930K (21 sales)

26 vs 21 sales

Zoning mix

Modbury has more commercially zoned land (29% vs 1%).

Hope Valley Modbury
Residential 64% 67%
Infrastructure and transport 35% 0%
Commercial 1% 29%
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

Hope Valley 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.

Hope Valley Modbury
Houses 4.0%
$678/wk on $875K
 4.1%
$650/wk on $829K
Units 4.6%
$530/wk on $600K
 4.2%
$488/wk on $605K

Ranking within SA

Hope Valley Modbury
House price Higher than 35% of SA Higher than 30% of SA
Income Higher than 33% of SA Higher than 39% of SA
Schools Higher than 38% of SA Higher than 71% of SA
Walkability Higher than 91% of SA Higher than 99% of SA
Affordability Higher than 41% of SA Higher than 57% of SA
EV adoption Higher than 51% of SA Higher than 65% of SA
NBN connectivity Higher than 94% of SA Higher than 97% of SA
Rental yield (houses) Higher than 59% of SA Higher than 63% of SA
Rental yield (units) Higher than 56% of SA Higher than 24% of SA

Liveability

Modbury is more walkable (91 vs 76).

Hope Valley Modbury
Grade C
same for both
Score 48/100 49/100
Socio-economic band mid-range socio-economic
decile 5/10
 mid-range socio-economic
decile 4/10

Risk profile

Modbury carries more crime risk (94 vs 43); Modbury carries more flood risk (85 vs 69).

Hope Valley Modbury
Bushfire None
0/100
same for both
Crime Moderate
43/100
 High
94/100
Flood Moderate
69/100
 High
85/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Hope Valley Modbury
Inside the suburb 3
same for both
Rated above peers 0 1
Rated at peers 1
same for both
Rated below peers 1 0
Universities within 10 km 2
Adelaide University, Magill Campus, 7.3 km
 2
Adelaide University, Mawson Lakes Campus, 7.2 km
Full-time students aged 15–24 1.6% 2.6%

Schools in Hope Valley

  • Torrens Valley Christian School Independent · Combined at peers
  • Modbury South Primary School Government · Primary below peers
  • Modbury Special School Government · Combined · Special school

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

Hope Valley Modbury
Supermarkets 1 6
Cafes & restaurants 6 13
Parks & reserves 10 5
Childcare 7 6
GPs 1 5
Pharmacies 1 8
Hospitals 0 1
Banks & Bank@Post 1 10
Fuel stations 0 2
EV chargers 0 1
Waterways 1 4

Mobility

Hope Valley Modbury
Walkability score 76/100 91/100
Distance to Adelaide 15.3 km
+7% vs other
 14.3 km
Drive time (normal traffic) 24 min 22 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 103.8
7-9am + 5-7pm
 352.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 5090
 0.7%
postcode 5092
Rooftop solar per 100 dwellings 60
postcode 5090
 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.

Hope Valley Modbury
Car (driver) 75.4% / 70.9%
Hope Valley — Car (driver): 75.4% Modbury — Car (driver): 70.9%
Bus 8.5% / 13.6%
Hope Valley — Bus: 8.5% Modbury — Bus: 13.6%
Worked from Home 9.9% / 8.1%
Hope Valley — Worked from Home: 9.9% Modbury — Worked from Home: 8.1%
Car (passenger) 4.3% / 4.3%
Hope Valley — Car (passenger): 4.3% Modbury — Car (passenger): 4.3%
Walked Only 1.3% / 2.8%
Hope Valley — Walked Only: 1.3% Modbury — Walked Only: 2.8%

Bars are drawn against the largest share shown (75.4%).

Setting

Hope Valley Modbury
Elevation 128 m
above sea level, at the suburb centre
 111 m
above sea level, at the suburb centre
Distance to the ocean 13.6 km 12.2 km

NBN connectivity

Hope Valley Modbury
Connectivity score 84/100 95/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 42%
4,161 premises
 86%
3,401 premises

Climate

Hope Valley 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)

Hope Valley Modbury
PM2.5 —
same for both
PM10 —
same for both
NO₂ 0.51 pphm
same for both

Council rates

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

Federal electorate

Hope Valley Modbury
Division Sturt Makin
Member Claire Clutterham Tony Zappia
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Hope Valley

Middle-Ring Retirees Townhouses

Modbury

Middle-Ring Parks River

More comparisons

Other comparisons with Hope Valley

Hope Valley vs Highbury Hope Valley vs St Agnes Hope Valley vs Dernancourt Hope Valley vs Holden Hill Hope Valley vs Vista

Other comparisons with Modbury

Modbury vs Valley View Modbury vs Modbury North Modbury vs Ridgehaven Modbury vs St Agnes Modbury vs Gilles Plains Modbury vs Holden Hill
Full data on Hope Valley Full data on Modbury
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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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