Modbury North vs Para Hills

Para Hills is the younger of the two, with a median age of 36 against 40 in Modbury North. In both, the large majority of households own their home and the large majority of homes are detached houses. In Modbury North, about half of households are couple families. Houses cost more in Modbury North: a median of $871,000, against $788,000 in Para Hills, and rent is higher there too.

Modbury North and Para Hills are neighbouring suburbs with similar distances to the CBD, but they differ notably in character and affordability. Modbury North has a higher median household income at $82,992 compared to Para Hills' $73,840, and commands higher property prices—median houses at $871,000 versus $788,000. Para Hills is more walkable with a score of 76 against Modbury North's 63, and offers lower rental costs at $325 per week compared to $360. Crime risk is notably lower in Modbury North at 64 compared to Para Hills' 80, making it better suited to buyers prioritising safety and established income levels, while Para Hills appeals to those seeking walkability and lower entry costs.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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 the one thing that separates them

  • carries lower crime risk (64/100 vs 80/100)

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

First-home buyers

Para Hills

ahead on 3 of the 4 things we measure here

  • has cheaper units ($407,500 vs $550,500)
  • has cheaper land ($660,500 vs $762,500)
  • has cheaper houses ($788,000 vs $871,000)

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

Renters

Para Hills

ahead on the one thing that separates them

  • has cheaper rent ($325/wk vs $360/wk)

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

Commuting to the city

Para Hills

ahead on the one thing that separates them

  • is more walkable (76/100 vs 63/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Modbury North

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (20% vs 15%)
  • carries lower crime risk (64/100 vs 80/100)
  • But Para Hills is more walkable (76/100 vs 63/100)

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 North and Para Hills 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 Para Hills
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 Para Hills
Walkability 63 / 76
Modbury North — Walkability: 63/100 Para Hills — Walkability: 76/100
Safety 36 / 20
Modbury North — Safety: 36/100 Para Hills — Safety: 20/100
Low fire risk 100 / 100
Modbury North — Low fire risk: 100/100 Para Hills — Low fire risk: 100/100
Low flood risk 28 / 29
Modbury North — Low flood risk: 28/100 Para Hills — Low flood risk: 29/100

Demographics

Modbury North has higher household incomes ($82,992 vs $73,840); Modbury North skews older (40 vs 36).

Modbury North Para Hills
Population 5,704 6,793
+19% vs other
Population trend (2016 → 2021) +1.4% +3.6%
Median age 40 36
Median household income $82,992/yr
+11% vs other
 $73,840/yr
Median weekly rent $360/wk
+10% vs other
 $325/wk

Age profile

Share of residents in each band, 2021 Census.

Modbury North Para Hills
0-4 5.6% / 6.3%
Modbury North — 0-4: 5.6% Para Hills — 0-4: 6.3%
5-14 12.5% / 13.3%
Modbury North — 5-14: 12.5% Para Hills — 5-14: 13.3%
15-19 5.2% / 5.6%
Modbury North — 15-19: 5.2% Para Hills — 15-19: 5.6%
20-24 5.8% / 6.8%
Modbury North — 20-24: 5.8% Para Hills — 20-24: 6.8%
25-34 11.8% / 16.0%
Modbury North — 25-34: 11.8% Para Hills — 25-34: 16.0%
35-44 15.0% / 14.0%
Modbury North — 35-44: 15.0% Para Hills — 35-44: 14.0%
45-54 12.4% / 11.8%
Modbury North — 45-54: 12.4% Para Hills — 45-54: 11.8%
55-64 11.1% / 11.0%
Modbury North — 55-64: 11.1% Para Hills — 55-64: 11.0%
65-74 13.1% / 8.0%
Modbury North — 65-74: 13.1% Para Hills — 65-74: 8.0%
75-84 5.5% / 5.3%
Modbury North — 75-84: 5.5% Para Hills — 75-84: 5.3%
85+ 1.8% / 1.8%
Modbury North — 85+: 1.8% Para Hills — 85+: 1.8%

Bars are drawn against the largest share shown (16.0%).

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%
Para Hills 40.1% couple families
Para Hills — Couple Families: 40.1% Para Hills — Lone Person: 30.5% Para Hills — One Parent Families: 22.1% Para Hills — Group Household: 4.7% Para Hills — Other Families: 2.5%
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%
Para Hills 21.9% renting
Para Hills — Owned Outright: 32.3% Para Hills — Mortgage: 45.8% Para Hills — Renting: 21.9%
Owned outright Mortgage Renting

Qualifications

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

Modbury North Para Hills
Certificate III & IV 16.7% / 17.9%
Modbury North — Certificate III & IV: 16.7% Para Hills — Certificate III & IV: 17.9%
Bachelor Degree 11.6% / 8.5%
Modbury North — Bachelor Degree: 11.6% Para Hills — Bachelor Degree: 8.5%
Advanced Diploma / Diploma 9.6% / 6.7%
Modbury North — Advanced Diploma / Diploma: 9.6% Para Hills — Advanced Diploma / Diploma: 6.7%
Postgraduate Degree 4.0% / 2.6%
Modbury North — Postgraduate Degree: 4.0% Para Hills — Postgraduate Degree: 2.6%
Graduate Diploma / Certificate 1.6% / 1.1%
Modbury North — Graduate Diploma / Certificate: 1.6% Para Hills — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (17.9%).

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 Para Hills
England 7.5% / 6.7%
Modbury North — England: 7.5% Para Hills — England: 6.7%
India 5.2% / 4.8%
Modbury North — India: 5.2% Para Hills — India: 4.8%
Afghanistan — / 2.8%
Modbury North — Afghanistan: not among its largest Para Hills — Afghanistan: 2.8%
Philippines 0.7% / 1.6%
Modbury North — Philippines: 0.7% Para Hills — Philippines: 1.6%
China 2.2% / —
Modbury North — China: 2.2% Para Hills — China: not among its largest
Sri Lanka 0.8% / 0.6%
Modbury North — Sri Lanka: 0.8% Para Hills — Sri Lanka: 0.6%
Vietnam — / 0.9%
Modbury North — Vietnam: not among its largest Para Hills — Vietnam: 0.9%
Scotland 0.8% / —
Modbury North — Scotland: 0.8% Para Hills — Scotland: not among its largest

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Modbury North 95.5% houses
Modbury North — Houses: 95.5% Modbury North — Flats / Apartments: 2.3% Modbury North — Townhouses: 2.3%
Para Hills 97.2% houses
Para Hills — Houses: 97.2% Para Hills — Flats / Apartments: 1.5% Para Hills — Townhouses: 1.2%
Houses Flats / Apartments Townhouses

Property market

Modbury North Para Hills
Median house price $871,000 $788,000
Median unit price $550,500 $407,500
Median land price $762,500 $660,500
Typical days to sell (houses) 17 days
from 59 sales
 18 days
from 113 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 Para Hills
3 bed $835K / $775K
Modbury North — 3 bed: $835K (86 sales) Para Hills — 3 bed: $775K (125 sales)

86 vs 125 sales

4 bed $916K / $854K
Modbury North — 4 bed: $916K (50 sales) Para Hills — 4 bed: $854K (44 sales)

50 vs 44 sales

5 bed $1.05M / $858K
Modbury North — 5 bed: $1.05M (9 sales) Para Hills — 5 bed: $858K (6 sales)

9 vs 6 sales

Zoning mix

Modbury North Para Hills
Residential 92% 96%
Commercial 1% 4%
Industrial 4% 0%
Parks and recreation 3% 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 Para Hills
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 North Para Hills
Houses 3.9%
$650/wk on $875K
 4.0%
$630/wk on $825K
Units —
same for both

Ranking within SA

Modbury North Para Hills
House price Higher than 28% of SA Higher than 19% of SA
Income Higher than 58% of SA Higher than 48% of SA
Schools —
same for both
Walkability Higher than 85% of SA Higher than 90% of SA
Affordability Higher than 79% of SA Higher than 73% of SA
EV adoption Higher than 65% of SA Higher than 59% of SA
NBN connectivity Higher than 99% of SA Higher than 98% of SA
Rental yield (houses) Higher than 46% of SA Higher than 54% of SA

Liveability

Modbury North scores higher overall (49 vs 38); Para Hills is more walkable (76 vs 63).

Modbury North Para Hills
Grade C
same for both
Score 49/100 38/100
Socio-economic band mid-range socio-economic
decile 5/10
 below-average income
decile 2/10

Risk profile

Para Hills carries more crime risk (80 vs 64).

Modbury North Para Hills
Bushfire None
0/100
same for both
Crime Moderate
64/100
 High
80/100
Flood High
72/100
 High
71/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 9
within 5 km

Schools

Modbury North Para Hills
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 1 0
Universities within 10 km 2
Adelaide University, Mawson Lakes Campus, 6.5 km
 1
Adelaide University, Mawson Lakes Campus, 4.3 km
Full-time students aged 15–24 1.9%
same for both

Schools in Modbury North

  • Modbury School P-6 Government · Primary below peers

Schools in Para Hills

  • East Para Primary School Government · Primary at peers
  • Para Hills School Government · Primary at peers

Amenities in the suburb

Modbury North Para Hills
Supermarkets 0 2
Parks & reserves 3 4
Childcare 6
same for both
GPs 0 1
Pharmacies 0 2
Banks & Bank@Post 0 1
Fuel stations 1
same for both
Waterways 8 0

Mobility

Modbury North Para Hills
Walkability score 63/100 76/100
Distance to Adelaide 16.6 km 16.5 km
Drive time (normal traffic) 25 min
same for both
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 114.5
7-9am + 5-7pm
 216.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
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 North Para Hills
Car (driver) 75.9% / 80.2%
Modbury North — Car (driver): 75.9% Para Hills — Car (driver): 80.2%
Worked from Home 10.1% / 7.1%
Modbury North — Worked from Home: 10.1% Para Hills — Worked from Home: 7.1%
Bus 7.9% / 6.7%
Modbury North — Bus: 7.9% Para Hills — Bus: 6.7%
Car (passenger) 4.9% / 4.7%
Modbury North — Car (passenger): 4.9% Para Hills — Car (passenger): 4.7%
Walked Only 1.0% / 0.7%
Modbury North — Walked Only: 1.0% Para Hills — Walked Only: 0.7%

Bars are drawn against the largest share shown (80.2%).

Setting

Modbury North Para Hills
Elevation 145 m
above sea level, at the suburb centre
 87 m
above sea level, at the suburb centre
Distance to the ocean 11.6 km 9.3 km

NBN connectivity

Modbury North Para Hills
Connectivity score 99/100 97/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 95%
2,493 premises
 90%
2,921 premises

Climate

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

Council rates

Modbury North Para Hills
Average residential rate $2,000/yr $1,722/yr
Council Tea Tree Gully Salisbury

Federal electorate

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

First Home Owner Grant

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

Tags

Modbury North

Middle-Ring Quiet

Para Hills

Middle-Ring Parks Quiet

More comparisons

Other comparisons with Modbury North

Modbury North vs Modbury Heights Modbury North vs Modbury Modbury North vs Redwood Park Modbury North vs Ridgehaven Modbury North vs Para Vista

Other comparisons with Para Hills

Para Hills vs Ingle Farm Para Hills vs Salisbury East Para Hills vs Pooraka Para Hills vs Modbury Heights Para Hills vs Gulfview Heights Para Hills vs Para Hills West
Full data on Modbury North Full data on Para Hills
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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