Modbury vs St Agnes

Modbury is the younger of the two, with a median age of 37 against 44 in St Agnes. In both, most households own their home and the large majority of homes are detached houses. Modbury is closer to the city centre: 14.3 km, against 16.7 km. On these figures, Modbury tends to suit young adults.

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

St Agnes

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (67/100 vs 94/100)
  • is already more of a family suburb (59% vs 50%)
  • has more separate houses rather than flats (86% vs 75%)
  • But Modbury has more schools rated above their peers (1 vs 0)

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

First-home buyers

St Agnes

ahead on the one thing that separates them

  • has cheaper land ($320,000 vs $1,040,000)

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

Renters

Modbury

ahead on the one thing that separates them

  • has a bigger rental market to choose from (33% vs 17%)

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

Commuting to the city

Modbury

ahead on 2 of the 4 things we measure here

  • is more walkable (91/100 vs 60/100)
  • sits closer to the CBD (14.3 km vs 16.7 km)

Weighs distance, drive time, rail access, 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 14%)
  • is more walkable (91/100 vs 60/100)
  • But St Agnes carries lower crime risk (67/100 vs 94/100)

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 and St Agnes 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 St Agnes
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 St Agnes
Walkability 91 / 60
Modbury — Walkability: 91/100 St Agnes — Walkability: 60/100
Safety 6 / 33
Modbury — Safety: 6/100 St Agnes — Safety: 33/100
Low fire risk 100 / 100
Modbury — Low fire risk: 100/100 St Agnes — Low fire risk: 100/100
Low flood risk 15 / 14
Modbury — Low flood risk: 15/100 St Agnes — Low flood risk: 14/100

Demographics

Modbury has more residents (5,593 vs 4,233); St Agnes skews older (44 vs 37).

Modbury St Agnes
Population 5,593
+24% vs other
 4,233
Population trend (2016 → 2021) +6.6% +2.4%
Median age 37 44
Median household income $69,784/yr $80,964/yr
+16% vs other
Median weekly rent $315/wk $340/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

Modbury St Agnes
0-4 5.0% / 4.9%
Modbury — 0-4: 5.0% St Agnes — 0-4: 4.9%
5-14 10.1% / 11.8%
Modbury — 5-14: 10.1% St Agnes — 5-14: 11.8%
15-19 4.6% / 4.8%
Modbury — 15-19: 4.6% St Agnes — 15-19: 4.8%
20-24 7.7% / 4.9%
Modbury — 20-24: 7.7% St Agnes — 20-24: 4.9%
25-34 18.1% / 11.5%
Modbury — 25-34: 18.1% St Agnes — 25-34: 11.5%
35-44 14.6% / 12.4%
Modbury — 35-44: 14.6% St Agnes — 35-44: 12.4%
45-54 10.6% / 13.0%
Modbury — 45-54: 10.6% St Agnes — 45-54: 13.0%
55-64 9.8% / 13.5%
Modbury — 55-64: 9.8% St Agnes — 55-64: 13.5%
65-74 9.0% / 11.9%
Modbury — 65-74: 9.0% St Agnes — 65-74: 11.9%
75-84 7.6% / 7.4%
Modbury — 75-84: 7.6% St Agnes — 75-84: 7.4%
85+ 3.0% / 4.0%
Modbury — 85+: 3.0% St Agnes — 85+: 4.0%

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

Who lives together

Household composition, 2021 Census.

Modbury 42.5% lone person
Modbury — Lone Person: 42.5% Modbury — Couple Families: 33.0% Modbury — One Parent Families: 16.6% Modbury — Group Household: 5.3% Modbury — Other Families: 2.6%
St Agnes 37.5% lone person
St Agnes — Lone Person: 37.5% St Agnes — Couple Families: 41.6% St Agnes — One Parent Families: 17.0% St Agnes — Group Household: 2.9% St Agnes — Other Families: 1.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Modbury 33.2% renting
Modbury — Owned Outright: 31.5% Modbury — Mortgage: 35.3% Modbury — Renting: 33.2%
St Agnes 17.2% renting
St Agnes — Owned Outright: 40.1% St Agnes — Mortgage: 42.7% St Agnes — Renting: 17.2%
Owned outright Mortgage Renting

Qualifications

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

Modbury St Agnes
Certificate III & IV 14.2% / 17.1%
Modbury — Certificate III & IV: 14.2% St Agnes — Certificate III & IV: 17.1%
Bachelor Degree 13.8% / 11.9%
Modbury — Bachelor Degree: 13.8% St Agnes — Bachelor Degree: 11.9%
Advanced Diploma / Diploma 7.7% / 8.7%
Modbury — Advanced Diploma / Diploma: 7.7% St Agnes — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 6.1% / 3.0%
Modbury — Postgraduate Degree: 6.1% St Agnes — Postgraduate Degree: 3.0%
Graduate Diploma / Certificate 1.6% / 1.9%
Modbury — Graduate Diploma / Certificate: 1.6% St Agnes — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (17.1%).

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 St Agnes
England 5.7% / 6.5%
Modbury — England: 5.7% St Agnes — England: 6.5%
India 9.5% / 2.3%
Modbury — India: 9.5% St Agnes — India: 2.3%
Italy 1.1% / 3.0%
Modbury — Italy: 1.1% St Agnes — Italy: 3.0%
China 2.9% / 1.0%
Modbury — China: 2.9% St Agnes — China: 1.0%
Philippines 1.7% / 0.8%
Modbury — Philippines: 1.7% St Agnes — Philippines: 0.8%
Sri Lanka 1.4% / —
Modbury — Sri Lanka: 1.4% St Agnes — Sri Lanka: not among its largest
Germany — / 0.9%
Modbury — Germany: not among its largest St Agnes — Germany: 0.9%

Bars are drawn against the largest share shown (9.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Modbury 75.3% houses
Modbury — Houses: 75.3% Modbury — Townhouses: 18.5% Modbury — Flats / Apartments: 6.2%
St Agnes 85.9% houses
St Agnes — Houses: 85.9% St Agnes — Townhouses: 4.1% St Agnes — Flats / Apartments: 10.0%
Houses Townhouses Flats / Apartments

Property market

Modbury St Agnes
Median house price $833,500 $849,000
Median unit price $581,000 $585,500
Median land price $1,040,000 $320,000
Typical days to sell (houses) 24 days
from 89 sales
 20 days
from 34 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 St Agnes
3 bed $823K / $821K
Modbury — 3 bed: $823K (104 sales) St Agnes — 3 bed: $821K (59 sales)

104 vs 59 sales

4 bed $930K / $890K
Modbury — 4 bed: $930K (21 sales) St Agnes — 4 bed: $890K (28 sales)

21 vs 28 sales

Zoning mix

Modbury has more commercially zoned land (29% vs 2%); St Agnes has more industrially zoned land (16% vs 0%).

Modbury St Agnes
Residential 67% 76%
Commercial 29% 2%
Industrial 0% 16%
Infrastructure and transport 0% 6%
Parks and recreation 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 St Agnes
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 St Agnes
Houses 4.1%
$650/wk on $829K
 3.9%
$650/wk on $875K
Units 4.2%
$488/wk on $605K
 —

Ranking within SA

Modbury St Agnes
House price Higher than 30% of SA Higher than 21% of SA
Income Higher than 39% of SA Higher than 55% of SA
Schools Higher than 71% of SA —
Walkability Higher than 99% of SA Higher than 84% of SA
Affordability Higher than 57% of SA Higher than 81% of SA
EV adoption Higher than 65% of SA Higher than 53% of SA
NBN connectivity Higher than 97% of SA Higher than 90% of SA
Rental yield (houses) Higher than 63% of SA Higher than 46% of SA
Rental yield (units) Higher than 24% of SA —

Liveability

Modbury is more walkable (91 vs 60); Modbury scores higher overall (49 vs 42).

Modbury St Agnes
Grade C
same for both
Score 49/100 42/100
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 5/10

Risk profile

Modbury carries more crime risk (94 vs 67).

Modbury St Agnes
Bushfire None
0/100
same for both
Crime High
94/100
 Moderate
67/100
Flood High
85/100
 High
86/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Modbury St Agnes
Inside the suburb 3 2
Rated above peers 1 0
Rated at peers 1 2
Rated below peers 0
same for both
Universities within 10 km 2
Adelaide University, Mawson Lakes Campus, 7.2 km
 2
Adelaide University, Magill Campus, 9.3 km
Full-time students aged 15–24 2.6% 1.8%

Schools in Modbury

  • Modbury High School Government · Secondary above peers
  • Modbury West School Government · Primary at peers
  • Garden College - Modbury Campus Independent · Combined

Schools in St Agnes

  • Ardtornish Primary School Government · Primary at peers
  • St Agnes School P - 6 Government · Primary at peers

Amenities in the suburb

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

Mobility

St Agnes sits further from the CBD (16.7 km vs 14.3 km).

Modbury St Agnes
Walkability score 91/100 60/100
Distance to Adelaide 14.3 km 16.7 km
+17% vs other
Drive time (normal traffic) 22 min 26 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 352.0
7-9am + 5-7pm
 121.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 5092
 0.5%
postcode 5097
Rooftop solar per 100 dwellings 63
postcode 5092
 63
postcode 5097

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 St Agnes
Car (driver) 70.9% / 74.5%
Modbury — Car (driver): 70.9% St Agnes — Car (driver): 74.5%
Bus 13.6% / 8.4%
Modbury — Bus: 13.6% St Agnes — Bus: 8.4%
Worked from Home 8.1% / 11.4%
Modbury — Worked from Home: 8.1% St Agnes — Worked from Home: 11.4%
Car (passenger) 4.3% / 3.3%
Modbury — Car (passenger): 4.3% St Agnes — Car (passenger): 3.3%
Walked Only 2.8% / 1.6%
Modbury — Walked Only: 2.8% St Agnes — Walked Only: 1.6%

Bars are drawn against the largest share shown (74.5%).

Setting

Modbury St Agnes
Elevation 111 m
above sea level, at the suburb centre
 156 m
above sea level, at the suburb centre
Distance to the ocean 12.2 km 14.4 km

NBN connectivity

Modbury St Agnes
Connectivity score 95/100 76/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 86%
3,401 premises
 5%
1,971 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Modbury

Middle-Ring Parks River

St Agnes

Large Blocks Middle-Ring Parks Quiet

More comparisons

Other comparisons with Modbury

Modbury vs Hope Valley Modbury vs Valley View Modbury vs Modbury North Modbury vs Ridgehaven Modbury vs Gilles Plains Modbury vs Holden Hill

Other comparisons with St Agnes

St Agnes vs Hope Valley St Agnes vs Ridgehaven St Agnes vs Tea Tree Gully St Agnes vs Vista
Full data on Modbury Full data on St Agnes
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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