Modbury Heights vs Surrey Downs

In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Modbury Heights: a median of $885,000, against $811,000 in Surrey Downs. Modbury Heights is closer to the city centre: 17.4 km, against 19.6 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

They split

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

  • Modbury Heights carries lower crime risk (39/100 vs 68/100)
  • Surrey Downs has more parks and reserves (11 vs 3)

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

  • has a shorter drive in (26 min vs 31 min)
  • sits closer to the CBD (17.4 km vs 19.6 km)

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 68/100)

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 Surrey Downs 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 Surrey Downs
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 Surrey Downs
Walkability 70 / 76
Modbury Heights — Walkability: 70/100 Surrey Downs — Walkability: 76/100
Safety 61 / 32
Modbury Heights — Safety: 61/100 Surrey Downs — Safety: 32/100
Low fire risk 100 / 100
Modbury Heights — Low fire risk: 100/100 Surrey Downs — Low fire risk: 100/100
Low flood risk 32 / 29
Modbury Heights — Low flood risk: 32/100 Surrey Downs — Low flood risk: 29/100

Demographics

Modbury Heights has more residents (6,995 vs 3,358); Modbury Heights skews older (40 vs 38).

Modbury Heights Surrey Downs
Population 6,995
+52% vs other
 3,358
Population trend (2016 → 2021) +4.4% +1.0%
Median age 40 38
Median household income $81,796/yr $87,048/yr
+6% vs other
Median weekly rent $340/wk
+3% vs other
 $330/wk

Age profile

Share of residents in each band, 2021 Census.

Modbury Heights Surrey Downs
0-4 5.6% / 5.8%
Modbury Heights — 0-4: 5.6% Surrey Downs — 0-4: 5.8%
5-14 13.8% / 13.5%
Modbury Heights — 5-14: 13.8% Surrey Downs — 5-14: 13.5%
15-19 5.4% / 5.7%
Modbury Heights — 15-19: 5.4% Surrey Downs — 15-19: 5.7%
20-24 5.4% / 5.0%
Modbury Heights — 20-24: 5.4% Surrey Downs — 20-24: 5.0%
25-34 11.1% / 13.9%
Modbury Heights — 25-34: 11.1% Surrey Downs — 25-34: 13.9%
35-44 14.6% / 14.4%
Modbury Heights — 35-44: 14.6% Surrey Downs — 35-44: 14.4%
45-54 13.1% / 13.0%
Modbury Heights — 45-54: 13.1% Surrey Downs — 45-54: 13.0%
55-64 12.7% / 11.7%
Modbury Heights — 55-64: 12.7% Surrey Downs — 55-64: 11.7%
65-74 12.2% / 11.1%
Modbury Heights — 65-74: 12.2% Surrey Downs — 65-74: 11.1%
75-84 4.8% / 4.9%
Modbury Heights — 75-84: 4.8% Surrey Downs — 75-84: 4.9%
85+ 1.3% / 0.9%
Modbury Heights — 85+: 1.3% Surrey Downs — 85+: 0.9%

Bars are drawn against the largest share shown (14.6%).

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%
Surrey Downs 45.0% couple families
Surrey Downs — Couple Families: 45.0% Surrey Downs — Lone Person: 32.2% Surrey Downs — One Parent Families: 19.7% Surrey Downs — Group Household: 2.3% Surrey Downs — Other Families: 0.7%
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%
Surrey Downs 19.8% renting
Surrey Downs — Owned Outright: 30.5% Surrey Downs — Mortgage: 49.7% Surrey Downs — Renting: 19.8%
Owned outright Mortgage Renting

Qualifications

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

Modbury Heights Surrey Downs
Certificate III & IV 16.5% / 20.2%
Modbury Heights — Certificate III & IV: 16.5% Surrey Downs — Certificate III & IV: 20.2%
Bachelor Degree 10.7% / 9.0%
Modbury Heights — Bachelor Degree: 10.7% Surrey Downs — Bachelor Degree: 9.0%
Advanced Diploma / Diploma 8.5% / 8.5%
Modbury Heights — Advanced Diploma / Diploma: 8.5% Surrey Downs — Advanced Diploma / Diploma: 8.5%
Postgraduate Degree 3.7% / 1.6%
Modbury Heights — Postgraduate Degree: 3.7% Surrey Downs — Postgraduate Degree: 1.6%
Graduate Diploma / Certificate 1.7% / 1.8%
Modbury Heights — Graduate Diploma / Certificate: 1.7% Surrey Downs — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (20.2%).

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 Surrey Downs
England 7.5% / 8.8%
Modbury Heights — England: 7.5% Surrey Downs — England: 8.8%
India 5.4% / 0.7%
Modbury Heights — India: 5.4% Surrey Downs — India: 0.7%
Scotland 0.9% / 0.9%
Modbury Heights — Scotland: 0.9% Surrey Downs — Scotland: 0.9%
New Zealand 0.7% / 0.9%
Modbury Heights — New Zealand: 0.7% Surrey Downs — New Zealand: 0.9%
Philippines 0.8% / 0.5%
Modbury Heights — Philippines: 0.8% Surrey Downs — Philippines: 0.5%
China 0.9% / —
Modbury Heights — China: 0.9% Surrey Downs — China: not among its largest
Germany — / 0.5%
Modbury Heights — Germany: not among its largest Surrey Downs — Germany: 0.5%

Bars are drawn against the largest share shown (8.8%).

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%
Surrey Downs 95.9% houses
Surrey Downs — Houses: 95.9% Surrey Downs — Townhouses: 4.4% Surrey Downs — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Modbury Heights Surrey Downs
Median house price $885,000 $811,250
Median unit price $650,000 $612,500
Median land price — $540,000
Typical days to sell (houses) 17 days
from 92 sales
 18 days
from 35 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 Surrey Downs
3 bed $862K / $770K
Modbury Heights — 3 bed: $862K (88 sales) Surrey Downs — 3 bed: $770K (67 sales)

88 vs 67 sales

4 bed $970K / $893K
Modbury Heights — 4 bed: $970K (49 sales) Surrey Downs — 4 bed: $893K (30 sales)

49 vs 30 sales

5 bed $1.2M / $845K
Modbury Heights — 5 bed: $1.2M (5 sales) Surrey Downs — 5 bed: $845K (5 sales)

5 vs 5 sales

Zoning mix

Modbury Heights Surrey Downs
Residential 98% 91%
Infrastructure and transport 0% 7%
Commercial 1% 2%
Parks and recreation 2% 0%
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 Surrey Downs
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 Surrey Downs
Houses 3.8%
$660/wk on $899K
 4.0%
$650/wk on $850K
Units —
same for both

Ranking within SA

Modbury Heights Surrey Downs
House price Higher than 32% of SA Higher than 25% of SA
Income Higher than 57% of SA —
Schools —
same for both
Walkability Higher than 88% of SA Higher than 91% of SA
Affordability Higher than 75% of SA —
EV adoption Higher than 65% of SA Higher than 58% of SA
NBN connectivity Higher than 93% of SA Higher than 89% of SA
Rental yield (houses) Higher than 44% of SA Higher than 55% of SA

Liveability

Modbury Heights scores higher overall (58 vs 50).

Modbury Heights Surrey Downs
Grade B C
Score 58/100 50/100
Socio-economic band mid-range socio-economic
decile 5/10
same for both

Risk profile

Surrey Downs carries more crime risk (68 vs 39).

Modbury Heights Surrey Downs
Bushfire None
0/100
same for both
Crime Low
39/100
 Moderate
68/100
Flood Moderate
68/100
 High
71/100
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 Surrey Downs
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, 9.2 km
Full-time students aged 15–24 1.4%
same for both

Schools in Modbury Heights

  • The Heights School Government · Combined above peers

Schools in Surrey Downs

  • Surrey Downs Primary School Government · Primary above peers

Amenities in the suburb

Modbury Heights Surrey Downs
Supermarkets 1
same for both
Parks & reserves 3 11
Childcare 2 3
GPs 1
same for both
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 1
Waterways 1 0

Mobility

Surrey Downs sits further from the CBD (19.6 km vs 17.4 km).

Modbury Heights Surrey Downs
Walkability score 70/100 76/100
Distance to Adelaide 17.4 km 19.6 km
+13% vs other
Drive time (normal traffic) 26 min 31 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 147.0
7-9am + 5-7pm
 80.0
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 5126
Rooftop solar per 100 dwellings 63
postcode 5092
 63
postcode 5126

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 Surrey Downs
Car (driver) 76.0% / 77.1%
Modbury Heights — Car (driver): 76.0% Surrey Downs — Car (driver): 77.1%
Worked from Home 9.9% / 10.3%
Modbury Heights — Worked from Home: 9.9% Surrey Downs — Worked from Home: 10.3%
Bus 9.2% / 7.0%
Modbury Heights — Bus: 9.2% Surrey Downs — Bus: 7.0%
Car (passenger) 3.9% / 4.1%
Modbury Heights — Car (passenger): 3.9% Surrey Downs — Car (passenger): 4.1%
Walked Only 0.8% / 0.9%
Modbury Heights — Walked Only: 0.8% Surrey Downs — Walked Only: 0.9%

Bars are drawn against the largest share shown (77.1%).

Setting

Modbury Heights Surrey Downs
Elevation 174 m
above sea level, at the suburb centre
 192 m
above sea level, at the suburb centre
Distance to the ocean 11.7 km 14.1 km

NBN connectivity

Modbury Heights Surrey Downs
Connectivity score 81/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 25%
2,853 premises
 0%
1,423 premises

Climate

Modbury Heights Surrey Downs
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 Surrey Downs
PM2.5 — 5.5 µg/m³
PM10 — 18.7 µg/m³
NO₂ 0.51 pphm 0.31 pphm

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Modbury Heights

Middle-Ring Parks

Surrey Downs

Middle-Ring Parks Quiet

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 Gulfview Heights

Other comparisons with Surrey Downs

Surrey Downs vs Golden Grove Surrey Downs vs Wynn Vale Surrey Downs vs Redwood Park Surrey Downs vs Fairview Park Surrey Downs vs Banksia Park Surrey Downs vs Yatala Vale
Full data on Modbury Heights Full data on Surrey Downs
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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