Modbury North vs Modbury

Modbury is the younger of the two, with a median age of 37 against 40 in Modbury North. In both, most households own their home and the large majority of homes are detached houses. In Modbury North, about half of households are couple families. Modbury is closer to the city centre: 14.3 km, against 16.6 km. On these figures, Modbury North tends to suit couples, while Modbury suits young adults and people living alone.

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 North

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (64/100 vs 94/100)
  • is already more of a family suburb (66% vs 50%)
  • has more separate houses rather than flats (96% vs 75%)
  • But Modbury has more schools inside the suburb (3 vs 1)

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 land ($762,500 vs $1,040,000)

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

Renters

Modbury

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (33% vs 18%)
  • has cheaper rent ($315/wk vs $360/wk)

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

Commuting to the city

Modbury

ahead on 2 of the 3 things we measure here

  • is more walkable (91/100 vs 63/100)
  • sits closer to the CBD (14.3 km vs 16.6 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Modbury

ahead on 3 of the 5 things we measure here

  • has more GPs (5 vs 0)
  • has more units and townhouses to downsize into (25% vs 5%)
  • is more walkable (91/100 vs 63/100)
  • But Modbury North carries lower crime risk (64/100 vs 94/100)

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

Investors

Modbury

ahead on the one thing that separates them

  • is growing faster (6.6% vs 1.4%)

Weighs house yield and population growth.

Where they sit

Modbury North 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.

Modbury North 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.

Modbury North Modbury
Walkability 63 / 91
Modbury North — Walkability: 63/100 Modbury — Walkability: 91/100
Safety 36 / 6
Modbury North — Safety: 36/100 Modbury — Safety: 6/100
Low fire risk 100 / 100
Modbury North — Low fire risk: 100/100 Modbury — Low fire risk: 100/100
Low flood risk 28 / 15
Modbury North — Low flood risk: 28/100 Modbury — Low flood risk: 15/100

Demographics

Modbury North has higher household incomes ($82,992 vs $69,784); Modbury North rents higher ($360/wk vs $315/wk).

Modbury North Modbury
Population 5,704
+2% vs other
 5,593
Population trend (2016 → 2021) +1.4% +6.6%
Median age 40 37
Median household income $82,992/yr
+16% vs other
 $69,784/yr
Median weekly rent $360/wk
+12% vs other
 $315/wk

Age profile

Share of residents in each band, 2021 Census.

Modbury North Modbury
0-4 5.6% / 5.0%
Modbury North — 0-4: 5.6% Modbury — 0-4: 5.0%
5-14 12.5% / 10.1%
Modbury North — 5-14: 12.5% Modbury — 5-14: 10.1%
15-19 5.2% / 4.6%
Modbury North — 15-19: 5.2% Modbury — 15-19: 4.6%
20-24 5.8% / 7.7%
Modbury North — 20-24: 5.8% Modbury — 20-24: 7.7%
25-34 11.8% / 18.1%
Modbury North — 25-34: 11.8% Modbury — 25-34: 18.1%
35-44 15.0% / 14.6%
Modbury North — 35-44: 15.0% Modbury — 35-44: 14.6%
45-54 12.4% / 10.6%
Modbury North — 45-54: 12.4% Modbury — 45-54: 10.6%
55-64 11.1% / 9.8%
Modbury North — 55-64: 11.1% Modbury — 55-64: 9.8%
65-74 13.1% / 9.0%
Modbury North — 65-74: 13.1% Modbury — 65-74: 9.0%
75-84 5.5% / 7.6%
Modbury North — 75-84: 5.5% Modbury — 75-84: 7.6%
85+ 1.8% / 3.0%
Modbury North — 85+: 1.8% Modbury — 85+: 3.0%

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

Who lives together

Household composition, 2021 Census.

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%
Modbury 33.0% couple families
Modbury — Couple Families: 33.0% Modbury — Lone Person: 42.5% Modbury — One Parent Families: 16.6% Modbury — Group Household: 5.3% Modbury — Other Families: 2.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Modbury North 18.5% renting
Modbury North — Owned Outright: 37.5% Modbury North — Mortgage: 44.0% Modbury North — Renting: 18.5%
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.

Modbury North Modbury
Certificate III & IV 16.7% / 14.2%
Modbury North — Certificate III & IV: 16.7% Modbury — Certificate III & IV: 14.2%
Bachelor Degree 11.6% / 13.8%
Modbury North — Bachelor Degree: 11.6% Modbury — Bachelor Degree: 13.8%
Advanced Diploma / Diploma 9.6% / 7.7%
Modbury North — Advanced Diploma / Diploma: 9.6% Modbury — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 4.0% / 6.1%
Modbury North — Postgraduate Degree: 4.0% Modbury — Postgraduate Degree: 6.1%
Graduate Diploma / Certificate 1.6% / 1.6%
Modbury North — Graduate Diploma / Certificate: 1.6% Modbury — 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 North Modbury
India 5.2% / 9.5%
Modbury North — India: 5.2% Modbury — India: 9.5%
England 7.5% / 5.7%
Modbury North — England: 7.5% Modbury — England: 5.7%
China 2.2% / 2.9%
Modbury North — China: 2.2% Modbury — China: 2.9%
Philippines 0.7% / 1.7%
Modbury North — Philippines: 0.7% Modbury — Philippines: 1.7%
Sri Lanka 0.8% / 1.4%
Modbury North — Sri Lanka: 0.8% Modbury — Sri Lanka: 1.4%
Scotland 0.8% / —
Modbury North — Scotland: 0.8% Modbury — Scotland: 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.

Modbury North 95.5% houses
Modbury North — Houses: 95.5% Modbury North — Townhouses: 2.3% Modbury North — Flats / Apartments: 2.3%
Modbury 75.3% houses
Modbury — Houses: 75.3% Modbury — Townhouses: 18.5% Modbury — Flats / Apartments: 6.2%
Houses Townhouses Flats / Apartments

Property market

Modbury North Modbury
Median house price $871,000 $833,500
Median unit price $550,500 $581,000
Median land price $762,500 $1,040,000
Typical days to sell (houses) 17 days
from 59 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.

Modbury North Modbury
3 bed $835K / $823K
Modbury North — 3 bed: $835K (86 sales) Modbury — 3 bed: $823K (104 sales)

86 vs 104 sales

4 bed $916K / $930K
Modbury North — 4 bed: $916K (50 sales) Modbury — 4 bed: $930K (21 sales)

50 vs 21 sales

Zoning mix

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

Modbury North Modbury
Residential 92% 67%
Commercial 1% 29%
Parks and recreation 3% 4%
Industrial 4% 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 North 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.

Modbury North Modbury
Houses 3.9%
$650/wk on $875K
 4.1%
$650/wk on $829K
Units — 4.2%
$488/wk on $605K

Ranking within SA

Modbury North Modbury
House price Higher than 28% of SA Higher than 30% of SA
Income Higher than 58% of SA Higher than 39% of SA
Schools — Higher than 71% of SA
Walkability Higher than 85% of SA Higher than 99% of SA
Affordability Higher than 79% of SA Higher than 57% of SA
EV adoption Higher than 65% of SA
same for both
NBN connectivity Higher than 99% of SA Higher than 97% of SA
Rental yield (houses) Higher than 46% of SA Higher than 63% of SA
Rental yield (units) — Higher than 24% of SA

Liveability

Modbury is more walkable (91 vs 63).

Modbury North Modbury
Grade C
same for both
Score 49/100
same for both
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 64); Modbury carries more flood risk (85 vs 72).

Modbury North Modbury
Bushfire None
0/100
same for both
Crime Moderate
64/100
 High
94/100
Flood High
72/100
 High
85/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 2
within 5 km

Schools

Modbury North Modbury
Inside the suburb 1 3
Rated above peers 0 1
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 2
Adelaide University, Mawson Lakes Campus, 6.5 km
 2
Adelaide University, Mawson Lakes Campus, 7.2 km
Full-time students aged 15–24 1.9% 2.6%

Schools in Modbury North

  • Modbury School P-6 Government · Primary below 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

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

Mobility

Modbury North sits further from the CBD (16.6 km vs 14.3 km).

Modbury North Modbury
Walkability score 63/100 91/100
Distance to Adelaide 16.6 km
+14% vs other
 14.3 km
Drive time (normal traffic) 25 min 22 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 114.5
7-9am + 5-7pm
 352.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
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 North Modbury
Car (driver) 75.9% / 70.9%
Modbury North — Car (driver): 75.9% Modbury — Car (driver): 70.9%
Bus 7.9% / 13.6%
Modbury North — Bus: 7.9% Modbury — Bus: 13.6%
Worked from Home 10.1% / 8.1%
Modbury North — Worked from Home: 10.1% Modbury — Worked from Home: 8.1%
Car (passenger) 4.9% / 4.3%
Modbury North — Car (passenger): 4.9% Modbury — Car (passenger): 4.3%
Walked Only 1.0% / 2.8%
Modbury North — Walked Only: 1.0% Modbury — Walked Only: 2.8%

Bars are drawn against the largest share shown (75.9%).

Setting

Modbury North Modbury
Elevation 145 m
above sea level, at the suburb centre
 111 m
above sea level, at the suburb centre
Distance to the ocean 11.6 km 12.2 km

NBN connectivity

Modbury North Modbury
Connectivity score 99/100 95/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 95%
2,493 premises
 86%
3,401 premises

Climate

Modbury North 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)

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Modbury North

Middle-Ring Quiet

Modbury

Middle-Ring Parks River

More comparisons

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Other comparisons with Modbury

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Full data on Modbury North 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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