Modbury Heights vs Gulfview Heights

In both, the large majority of households own their home and the large majority of homes are detached houses. In Modbury Heights, about half of households are couple families. In Gulfview Heights, most households are couple families. Modbury Heights is closer to the city centre: 17.4 km, against 19.7 km. On these figures, Modbury Heights tends to suit people living alone, while Gulfview Heights suits couples.

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

They split

one each way, out of the 6 things we measure here

  • Modbury Heights carries lower crime risk (39/100 vs 50/100)
  • Gulfview Heights is already more of a family suburb (77% vs 65%)

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

First-home buyers

Too close to call

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

Weighs house prices, unit 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 Heights

ahead on 2 of the 3 things we measure here

  • is more walkable (70/100 vs 58/100)
  • sits closer to the CBD (17.4 km vs 19.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Modbury Heights

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (39/100 vs 50/100)
  • is more walkable (70/100 vs 58/100)

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

Investors

Gulfview Heights

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.3% vs 3.8%)

Weighs house yield and population growth.

Where they sit

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

Modbury Heights Gulfview Heights
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.

Modbury Heights Gulfview Heights
Walkability 70 / 58
Modbury Heights — Walkability: 70/100 Gulfview Heights — Walkability: 58/100
Safety 61 / 50
Modbury Heights — Safety: 61/100 Gulfview Heights — Safety: 50/100
Low fire risk 100 / 79
Modbury Heights — Low fire risk: 100/100 Gulfview Heights — Low fire risk: 79/100
Low flood risk 32 / 39
Modbury Heights — Low flood risk: 32/100 Gulfview Heights — Low flood risk: 39/100

Demographics

Modbury Heights has more residents (6,995 vs 3,674); Gulfview Heights has higher household incomes ($101,556 vs $81,796).

Modbury Heights Gulfview Heights
Population 6,995
+47% vs other
 3,674
Population trend (2016 → 2021) +4.4% +0.9%
Median age 40 41
Median household income $81,796/yr $101,556/yr
+24% vs other
Median weekly rent $340/wk $350/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Modbury Heights Gulfview Heights
0-4 5.6% / 4.4%
Modbury Heights — 0-4: 5.6% Gulfview Heights — 0-4: 4.4%
5-14 13.8% / 12.2%
Modbury Heights — 5-14: 13.8% Gulfview Heights — 5-14: 12.2%
15-19 5.4% / 6.9%
Modbury Heights — 15-19: 5.4% Gulfview Heights — 15-19: 6.9%
20-24 5.4% / 6.9%
Modbury Heights — 20-24: 5.4% Gulfview Heights — 20-24: 6.9%
25-34 11.1% / 10.8%
Modbury Heights — 25-34: 11.1% Gulfview Heights — 25-34: 10.8%
35-44 14.6% / 12.0%
Modbury Heights — 35-44: 14.6% Gulfview Heights — 35-44: 12.0%
45-54 13.1% / 15.1%
Modbury Heights — 45-54: 13.1% Gulfview Heights — 45-54: 15.1%
55-64 12.7% / 15.4%
Modbury Heights — 55-64: 12.7% Gulfview Heights — 55-64: 15.4%
65-74 12.2% / 11.2%
Modbury Heights — 65-74: 12.2% Gulfview Heights — 65-74: 11.2%
75-84 4.8% / 4.0%
Modbury Heights — 75-84: 4.8% Gulfview Heights — 75-84: 4.0%
85+ 1.3% / 1.0%
Modbury Heights — 85+: 1.3% Gulfview Heights — 85+: 1.0%

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

Who lives together

Household composition, 2021 Census.

Modbury Heights 48.8% couple families
Modbury Heights — Couple Families: 48.8% Modbury Heights — Lone Person: 31.7% Modbury Heights — One Parent Families: 16.4% Modbury Heights — Group Household: 2.2% Modbury Heights — Other Families: 1.1%
Gulfview Heights 61.9% couple families
Gulfview Heights — Couple Families: 61.9% Gulfview Heights — Lone Person: 21.0% Gulfview Heights — One Parent Families: 14.8% Gulfview Heights — Group Household: 1.1% Gulfview Heights — Other Families: 1.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Modbury Heights 17.7% renting
Modbury Heights — Owned Outright: 36.5% Modbury Heights — Mortgage: 45.8% Modbury Heights — Renting: 17.7%
Gulfview Heights 9.2% renting
Gulfview Heights — Owned Outright: 42.2% Gulfview Heights — Mortgage: 48.5% Gulfview Heights — Renting: 9.2%
Owned outright Mortgage Renting

Qualifications

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

Modbury Heights Gulfview Heights
Certificate III & IV 16.5% / 18.3%
Modbury Heights — Certificate III & IV: 16.5% Gulfview Heights — Certificate III & IV: 18.3%
Bachelor Degree 10.7% / 10.3%
Modbury Heights — Bachelor Degree: 10.7% Gulfview Heights — Bachelor Degree: 10.3%
Advanced Diploma / Diploma 8.5% / 7.2%
Modbury Heights — Advanced Diploma / Diploma: 8.5% Gulfview Heights — Advanced Diploma / Diploma: 7.2%
Postgraduate Degree 3.7% / 2.8%
Modbury Heights — Postgraduate Degree: 3.7% Gulfview Heights — Postgraduate Degree: 2.8%
Graduate Diploma / Certificate 1.7% / 1.5%
Modbury Heights — Graduate Diploma / Certificate: 1.7% Gulfview Heights — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (18.3%).

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.

Modbury Heights Gulfview Heights
England 7.5% / 7.8%
Modbury Heights — England: 7.5% Gulfview Heights — England: 7.8%
India 5.4% / 1.2%
Modbury Heights — India: 5.4% Gulfview Heights — India: 1.2%
Italy 0.6% / 1.5%
Modbury Heights — Italy: 0.6% Gulfview Heights — Italy: 1.5%
China 0.9% / 0.7%
Modbury Heights — China: 0.9% Gulfview Heights — China: 0.7%
Philippines 0.8% / 0.6%
Modbury Heights — Philippines: 0.8% Gulfview Heights — Philippines: 0.6%
Vietnam — / 1.1%
Modbury Heights — Vietnam: not among its largest Gulfview Heights — Vietnam: 1.1%
Scotland 0.9% / —
Modbury Heights — Scotland: 0.9% Gulfview Heights — Scotland: not among its largest
Greece — / 0.9%
Modbury Heights — Greece: not among its largest Gulfview Heights — Greece: 0.9%

Bars are drawn against the largest share shown (7.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Modbury Heights 91.6% houses
Modbury Heights — Houses: 91.6% Modbury Heights — Townhouses: 8.0% Modbury Heights — Flats / Apartments: 0.4%
Gulfview Heights 97.4% houses
Gulfview Heights — Houses: 97.4% Gulfview Heights — Townhouses: 2.7% Gulfview Heights — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Modbury Heights Gulfview Heights
Median house price $885,000 $950,000
Median unit price $650,000 $596,000
Median land price — $962,000
Typical days to sell (houses) 17 days
from 92 sales
 25 days
from 28 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.

Modbury Heights Gulfview Heights
3 bed $862K / $850K
Modbury Heights — 3 bed: $862K (88 sales) Gulfview Heights — 3 bed: $850K (25 sales)

88 vs 25 sales

4 bed $970K / $960K
Modbury Heights — 4 bed: $970K (49 sales) Gulfview Heights — 4 bed: $960K (27 sales)

49 vs 27 sales

5 bed $1.2M / $1.38M
Modbury Heights — 5 bed: $1.2M (5 sales) Gulfview Heights — 5 bed: $1.38M (12 sales)

5 vs 12 sales

Zoning mix

Gulfview Heights has more industrially zoned land (20% vs 0%).

Modbury Heights Gulfview Heights
Residential 98% 63%
Industrial 0% 20%
Parks and recreation 2% 16%
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

Modbury Heights Gulfview Heights
New dwellings approved 574
across Tea Tree Gully
 949
across Salisbury
Approvals change year on year +36% -30%

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.

Modbury Heights Gulfview Heights
Houses 3.8%
$660/wk on $899K
 4.3%
$750/wk on $899K
Units —
same for both

Ranking within SA

Modbury Heights Gulfview Heights
House price Higher than 32% of SA Higher than 39% of SA
Income Higher than 57% of SA Higher than 81% of SA
Schools —
same for both
Walkability Higher than 88% of SA Higher than 83% of SA
Affordability Higher than 75% of SA Higher than 86% of SA
EV adoption Higher than 65% of SA Higher than 59% of SA
NBN connectivity Higher than 93% of SA Higher than 91% of SA
Rental yield (houses) Higher than 44% of SA Higher than 82% of SA

Liveability

Modbury Heights is more walkable (70 vs 58); Modbury Heights scores higher overall (58 vs 53).

Modbury Heights Gulfview Heights
Grade B
same for both
Score 58/100 53/100
Socio-economic band mid-range socio-economic
decile 5/10
 advantaged area
decile 7/10

Risk profile

Gulfview Heights carries more bushfire risk (21 vs 0); Gulfview Heights carries more crime risk (50 vs 39).

Modbury Heights Gulfview Heights
Bushfire None
0/100
 Low
21/100
Crime Low
39/100
 Moderate
50/100
Flood Moderate
68/100
 Moderate
61/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 8
within 5 km

Schools

Modbury Heights Gulfview Heights
Inside the suburb 1
same for both
Rated above peers 1
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 1
Adelaide University, Mawson Lakes Campus, 6.8 km
 1
Adelaide University, Mawson Lakes Campus, 5.6 km
Full-time students aged 15–24 1.4% 2.9%

Schools in Modbury Heights

  • The Heights School Government · Combined above peers

Schools in Gulfview Heights

  • Gulfview Heights Primary School Government · Primary above peers

Amenities in the suburb

Modbury Heights Gulfview Heights
Supermarkets 1 0
Parks & reserves 3 4
Childcare 2 1
GPs 1 0
Waterways 1 0

Mobility

Gulfview Heights sits further from the CBD (19.7 km vs 17.4 km).

Modbury Heights Gulfview Heights
Walkability score 70/100 58/100
Distance to Adelaide 17.4 km 19.7 km
+13% vs other
Drive time (normal traffic) 26 min 28 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 147.0
7-9am + 5-7pm
 44.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.7%
postcode 5092
 0.6%
postcode 5096
Rooftop solar per 100 dwellings 63
postcode 5092
 71
postcode 5096

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.

Modbury Heights Gulfview Heights
Car (driver) 76.0% / 80.7%
Modbury Heights — Car (driver): 76.0% Gulfview Heights — Car (driver): 80.7%
Worked from Home 9.9% / 8.8%
Modbury Heights — Worked from Home: 9.9% Gulfview Heights — Worked from Home: 8.8%
Bus 9.2% / 4.2%
Modbury Heights — Bus: 9.2% Gulfview Heights — Bus: 4.2%
Car (passenger) 3.9% / 5.8%
Modbury Heights — Car (passenger): 3.9% Gulfview Heights — Car (passenger): 5.8%
Walked Only 0.8% / 0.3%
Modbury Heights — Walked Only: 0.8% Gulfview Heights — Walked Only: 0.3%

Bars are drawn against the largest share shown (80.7%).

Setting

Modbury Heights Gulfview Heights
Elevation 174 m
above sea level, at the suburb centre
 111 m
above sea level, at the suburb centre
Distance to the ocean 11.7 km 10.2 km

NBN connectivity

Modbury Heights Gulfview Heights
Connectivity score 81/100 78/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 25%
2,853 premises
 34%
1,355 premises

Climate

Modbury Heights Gulfview Heights
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)

Modbury Heights Gulfview Heights
PM2.5 —
same for both
PM10 —
same for both
NO₂ 0.51 pphm
same for both

Council rates

Modbury Heights Gulfview Heights
Average residential rate $2,000/yr $1,722/yr
Council Tea Tree Gully Salisbury

Federal electorate

Modbury Heights Gulfview Heights
Division Makin
same for both
Member Tony Zappia
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Modbury Heights

Middle-Ring Parks

Gulfview Heights

Large Blocks Middle-Ring

More comparisons

Other comparisons with Modbury Heights

Modbury Heights vs Wynn Vale Modbury Heights vs Para Hills Modbury Heights vs Modbury North Modbury Heights vs Redwood Park Modbury Heights vs Ridgehaven Modbury Heights vs Surrey Downs

Other comparisons with Gulfview Heights

Gulfview Heights vs Golden Grove Gulfview Heights vs Salisbury East Gulfview Heights vs Wynn Vale Gulfview Heights vs Para Hills Gulfview Heights vs Para Hills West
Full data on Modbury Heights Full data on Gulfview Heights
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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