Modbury Heights vs Modbury North

Comparing Modbury Heights and Modbury North, SA: Modbury North carries more crime risk (64 vs 39); Modbury Heights scores higher overall (58 vs 49).

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 Heights

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • carries lower crime risk (39/100 vs 64/100)
  • But Modbury North has more childcare (6 vs 2)

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

First-home buyers

Modbury North

ahead on the one thing that separates them

  • has cheaper units ($550,500 vs $650,000)

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

Too close to call

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

Weighs distance, drive time, and walkability.

Downsizers and retirees

Modbury Heights

ahead on the one thing that separates them

  • carries lower crime risk (39/100 vs 64/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Modbury Heights and Modbury North 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 Modbury North
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 Modbury North
Walkability 70 / 63
Modbury Heights — Walkability: 70/100 Modbury North — Walkability: 63/100
Safety 61 / 36
Modbury Heights — Safety: 61/100 Modbury North — Safety: 36/100
Low fire risk 100 / 100
Modbury Heights — Low fire risk: 100/100 Modbury North — Low fire risk: 100/100
Low flood risk 32 / 28
Modbury Heights — Low flood risk: 32/100 Modbury North — Low flood risk: 28/100

Demographics

Modbury Heights Modbury North
Population 6,995
+18% vs other
 5,704
Population trend (2016 → 2021) +4.4% +1.4%
Median age 40
same for both
Median household income $81,796/yr $82,992/yr
+1% vs other
Median weekly rent $340/wk $360/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Modbury Heights Modbury North
0-4 5.6% / 5.6%
Modbury Heights — 0-4: 5.6% Modbury North — 0-4: 5.6%
5-14 13.8% / 12.5%
Modbury Heights — 5-14: 13.8% Modbury North — 5-14: 12.5%
15-19 5.4% / 5.2%
Modbury Heights — 15-19: 5.4% Modbury North — 15-19: 5.2%
20-24 5.4% / 5.8%
Modbury Heights — 20-24: 5.4% Modbury North — 20-24: 5.8%
25-34 11.1% / 11.8%
Modbury Heights — 25-34: 11.1% Modbury North — 25-34: 11.8%
35-44 14.6% / 15.0%
Modbury Heights — 35-44: 14.6% Modbury North — 35-44: 15.0%
45-54 13.1% / 12.4%
Modbury Heights — 45-54: 13.1% Modbury North — 45-54: 12.4%
55-64 12.7% / 11.1%
Modbury Heights — 55-64: 12.7% Modbury North — 55-64: 11.1%
65-74 12.2% / 13.1%
Modbury Heights — 65-74: 12.2% Modbury North — 65-74: 13.1%
75-84 4.8% / 5.5%
Modbury Heights — 75-84: 4.8% Modbury North — 75-84: 5.5%
85+ 1.3% / 1.8%
Modbury Heights — 85+: 1.3% Modbury North — 85+: 1.8%

Bars are drawn against the largest share shown (15.0%).

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%
Modbury North 47.2% couple families
Modbury North — Couple Families: 47.2% Modbury North — Lone Person: 29.2% Modbury North — One Parent Families: 18.4% Modbury North — Group Household: 3.6% Modbury North — Other Families: 1.7%
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%
Modbury North 18.5% renting
Modbury North — Owned Outright: 37.5% Modbury North — Mortgage: 44.0% Modbury North — Renting: 18.5%
Owned outright Mortgage Renting

Qualifications

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

Modbury Heights Modbury North
Certificate III & IV 16.5% / 16.7%
Modbury Heights — Certificate III & IV: 16.5% Modbury North — Certificate III & IV: 16.7%
Bachelor Degree 10.7% / 11.6%
Modbury Heights — Bachelor Degree: 10.7% Modbury North — Bachelor Degree: 11.6%
Advanced Diploma / Diploma 8.5% / 9.6%
Modbury Heights — Advanced Diploma / Diploma: 8.5% Modbury North — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 3.7% / 4.0%
Modbury Heights — Postgraduate Degree: 3.7% Modbury North — Postgraduate Degree: 4.0%
Graduate Diploma / Certificate 1.7% / 1.6%
Modbury Heights — Graduate Diploma / Certificate: 1.7% Modbury North — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (16.7%).

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 Modbury North
England 7.5% / 7.5%
Modbury Heights — England: 7.5% Modbury North — England: 7.5%
India 5.4% / 5.2%
Modbury Heights — India: 5.4% Modbury North — India: 5.2%
China 0.9% / 2.2%
Modbury Heights — China: 0.9% Modbury North — China: 2.2%
Scotland 0.9% / 0.8%
Modbury Heights — Scotland: 0.9% Modbury North — Scotland: 0.8%
Philippines 0.8% / 0.7%
Modbury Heights — Philippines: 0.8% Modbury North — Philippines: 0.7%
Sri Lanka — / 0.8%
Modbury Heights — Sri Lanka: not among its largest Modbury North — Sri Lanka: 0.8%

Bars are drawn against the largest share shown (7.5%).

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%
Modbury North 95.5% houses
Modbury North — Houses: 95.5% Modbury North — Townhouses: 2.3% Modbury North — Flats / Apartments: 2.3%
Houses Townhouses Flats / Apartments

Property market

Modbury Heights Modbury North
Median house price $885,000 $871,000
Median unit price $650,000 $550,500
Median land price — $762,500
Typical days to sell (houses) 17 days
from 92 sales
 17 days
from 59 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 Modbury North
3 bed $862K / $835K
Modbury Heights — 3 bed: $862K (88 sales) Modbury North — 3 bed: $835K (86 sales)

88 vs 86 sales

4 bed $970K / $916K
Modbury Heights — 4 bed: $970K (49 sales) Modbury North — 4 bed: $916K (50 sales)

49 vs 50 sales

5 bed $1.2M / $1.05M
Modbury Heights — 5 bed: $1.2M (5 sales) Modbury North — 5 bed: $1.05M (9 sales)

5 vs 9 sales

Zoning mix

Modbury Heights Modbury North
Residential 98% 92%
Industrial 0% 4%
Parks and recreation 2% 3%
Commercial 1%
same for both
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 Modbury North
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.

Modbury Heights Modbury North
Houses 3.8%
$660/wk on $899K
 3.9%
$650/wk on $875K
Units —
same for both

Ranking within SA

Modbury Heights Modbury North
House price Higher than 32% of SA Higher than 28% of SA
Income Higher than 57% of SA Higher than 58% of SA
Schools —
same for both
Walkability Higher than 88% of SA Higher than 85% of SA
Affordability Higher than 75% of SA Higher than 79% of SA
EV adoption Higher than 65% of SA
same for both
NBN connectivity Higher than 93% of SA Higher than 99% of SA
Rental yield (houses) Higher than 44% of SA Higher than 46% of SA

Liveability

Modbury Heights scores higher overall (58 vs 49).

Modbury Heights Modbury North
Grade B C
Score 58/100 49/100
Socio-economic band mid-range socio-economic
decile 5/10
same for both

Risk profile

Modbury North carries more crime risk (64 vs 39).

Modbury Heights Modbury North
Bushfire None
0/100
same for both
Crime Low
39/100
 Moderate
64/100
Flood Moderate
68/100
 High
72/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 4
within 5 km

Schools

Modbury Heights Modbury North
Inside the suburb 1
same for both
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 1
Adelaide University, Mawson Lakes Campus, 6.8 km
 2
Adelaide University, Mawson Lakes Campus, 6.5 km
Full-time students aged 15–24 1.4% 1.9%

Schools in Modbury Heights

  • The Heights School Government · Combined above peers

Schools in Modbury North

  • Modbury School P-6 Government · Primary below peers

Amenities in the suburb

Modbury Heights Modbury North
Supermarkets 1 0
Parks & reserves 3
same for both
Childcare 2 6
GPs 1 0
Fuel stations 0 1
Waterways 1 8

Mobility

Modbury Heights Modbury North
Walkability score 70/100 63/100
Distance to Adelaide 17.4 km
+5% vs other
 16.6 km
Drive time (normal traffic) 26 min 25 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 147.0
7-9am + 5-7pm
 114.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 5092
same for both
Rooftop solar per 100 dwellings 63
postcode 5092
same for both

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 Modbury North
Car (driver) 76.0% / 75.9%
Modbury Heights — Car (driver): 76.0% Modbury North — Car (driver): 75.9%
Worked from Home 9.9% / 10.1%
Modbury Heights — Worked from Home: 9.9% Modbury North — Worked from Home: 10.1%
Bus 9.2% / 7.9%
Modbury Heights — Bus: 9.2% Modbury North — Bus: 7.9%
Car (passenger) 3.9% / 4.9%
Modbury Heights — Car (passenger): 3.9% Modbury North — Car (passenger): 4.9%
Walked Only 0.8% / 1.0%
Modbury Heights — Walked Only: 0.8% Modbury North — Walked Only: 1.0%

Bars are drawn against the largest share shown (76.0%).

Setting

Modbury Heights Modbury North
Elevation 174 m
above sea level, at the suburb centre
 145 m
above sea level, at the suburb centre
Distance to the ocean 11.7 km 11.6 km

NBN connectivity

Modbury Heights Modbury North
Connectivity score 81/100 99/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 25%
2,853 premises
 95%
2,493 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Modbury Heights

Middle-Ring Parks

Modbury North

Middle-Ring Quiet

More comparisons

Other comparisons with Modbury Heights

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

Other comparisons with Modbury North

Modbury North vs Para Hills Modbury North vs Modbury Modbury North vs Redwood Park Modbury North vs Ridgehaven Modbury North vs Para Vista
Full data on Modbury Heights Full data on Modbury North
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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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