Modbury vs Valley View

In both, most households own their home and the large majority of homes are detached houses. On these figures, Modbury tends to suit 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

Valley View

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (70/100 vs 94/100)
  • is already more of a family suburb (63% vs 50%)
  • has more separate houses rather than flats (95% vs 75%)
  • But Modbury has more schools inside the suburb (3 vs 0)

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

First-home buyers

Too close to call

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

Weighs house 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 21%)
  • has cheaper rent ($315/wk vs $345/wk)

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

Commuting to the city

Modbury

ahead on the one thing that separates them

  • is more walkable (91/100 vs 70/100)

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 5%)
  • is more walkable (91/100 vs 70/100)
  • But Valley View carries lower crime risk (70/100 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 Valley View 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 Valley View
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 Valley View
Walkability 91 / 70
Modbury — Walkability: 91/100 Valley View — Walkability: 70/100
Safety 6 / 30
Modbury — Safety: 6/100 Valley View — Safety: 30/100
Low fire risk 100 / 100
Modbury — Low fire risk: 100/100 Valley View — Low fire risk: 100/100
Low flood risk 15 / 40
Modbury — Low flood risk: 15/100 Valley View — Low flood risk: 40/100

Demographics

Valley View has higher household incomes ($77,116 vs $69,784); Valley View skews older (39 vs 37).

Modbury Valley View
Population 5,593 6,405
+15% vs other
Population trend (2016 → 2021) +6.6% +4.8%
Median age 37 39
Median household income $69,784/yr $77,116/yr
+11% vs other
Median weekly rent $315/wk $345/wk
+10% vs other

Age profile

Share of residents in each band, 2021 Census.

Modbury Valley View
0-4 5.0% / 5.9%
Modbury — 0-4: 5.0% Valley View — 0-4: 5.9%
5-14 10.1% / 11.6%
Modbury — 5-14: 10.1% Valley View — 5-14: 11.6%
15-19 4.6% / 5.1%
Modbury — 15-19: 4.6% Valley View — 15-19: 5.1%
20-24 7.7% / 6.8%
Modbury — 20-24: 7.7% Valley View — 20-24: 6.8%
25-34 18.1% / 14.3%
Modbury — 25-34: 18.1% Valley View — 25-34: 14.3%
35-44 14.6% / 13.9%
Modbury — 35-44: 14.6% Valley View — 35-44: 13.9%
45-54 10.6% / 12.4%
Modbury — 45-54: 10.6% Valley View — 45-54: 12.4%
55-64 9.8% / 9.2%
Modbury — 55-64: 9.8% Valley View — 55-64: 9.2%
65-74 9.0% / 10.5%
Modbury — 65-74: 9.0% Valley View — 65-74: 10.5%
75-84 7.6% / 8.6%
Modbury — 75-84: 7.6% Valley View — 75-84: 8.6%
85+ 3.0% / 1.9%
Modbury — 85+: 3.0% Valley View — 85+: 1.9%

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

Who lives together

Household composition, 2021 Census.

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%
Valley View 43.6% couple families
Valley View — Couple Families: 43.6% Valley View — Lone Person: 30.3% Valley View — One Parent Families: 19.3% Valley View — Group Household: 4.5% Valley View — Other Families: 2.3%
Couple Families Lone Person 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%
Valley View 20.8% renting
Valley View — Owned Outright: 36.5% Valley View — Mortgage: 42.7% Valley View — Renting: 20.8%
Owned outright Mortgage Renting

Qualifications

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

Modbury Valley View
Certificate III & IV 14.2% / 15.9%
Modbury — Certificate III & IV: 14.2% Valley View — Certificate III & IV: 15.9%
Bachelor Degree 13.8% / 11.9%
Modbury — Bachelor Degree: 13.8% Valley View — Bachelor Degree: 11.9%
Advanced Diploma / Diploma 7.7% / 7.5%
Modbury — Advanced Diploma / Diploma: 7.7% Valley View — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 6.1% / 4.4%
Modbury — Postgraduate Degree: 6.1% Valley View — Postgraduate Degree: 4.4%
Graduate Diploma / Certificate 1.6% / 1.7%
Modbury — Graduate Diploma / Certificate: 1.6% Valley View — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (15.9%).

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 Valley View
India 9.5% / 8.3%
Modbury — India: 9.5% Valley View — India: 8.3%
England 5.7% / 3.7%
Modbury — England: 5.7% Valley View — England: 3.7%
China 2.9% / 1.1%
Modbury — China: 2.9% Valley View — China: 1.1%
Philippines 1.7% / 1.4%
Modbury — Philippines: 1.7% Valley View — Philippines: 1.4%
Italy 1.1% / 1.2%
Modbury — Italy: 1.1% Valley View — Italy: 1.2%
Sri Lanka 1.4% / 0.7%
Modbury — Sri Lanka: 1.4% Valley View — Sri Lanka: 0.7%

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%
Valley View 94.6% houses
Valley View — Houses: 94.6% Valley View — Townhouses: 1.7% Valley View — Flats / Apartments: 3.7%
Houses Townhouses Flats / Apartments

Property market

Modbury Valley View
Median house price $833,500 $890,000
Median unit price $581,000 —
Median land price $1,040,000 —
Typical days to sell (houses) 24 days
from 89 sales
 18 days
from 87 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 Valley View
3 bed $823K / $856K
Modbury — 3 bed: $823K (104 sales) Valley View — 3 bed: $856K (91 sales)

104 vs 91 sales

4 bed $930K / $929K
Modbury — 4 bed: $930K (21 sales) Valley View — 4 bed: $929K (48 sales)

21 vs 48 sales

Zoning mix

Modbury has more commercially zoned land (29% vs 2%).

Modbury Valley View
Residential 67% 87%
Commercial 29% 2%
Parks and recreation 4% 10%
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 Valley View
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 Valley View
Houses 4.1%
$650/wk on $829K
 4.1%
$690/wk on $884K
Units 4.2%
$488/wk on $605K
 —

Ranking within SA

Modbury Valley View
House price Higher than 30% of SA Higher than 33% of SA
Income Higher than 39% of SA Higher than 52% of SA
Schools Higher than 71% of SA —
Walkability Higher than 99% of SA Higher than 88% of SA
Affordability Higher than 57% of SA Higher than 66% of SA
EV adoption Higher than 65% of SA Higher than 43% of SA
NBN connectivity Higher than 97% of SA
same for both
Rental yield (houses) Higher than 63% of SA Higher than 61% of SA
Rental yield (units) Higher than 24% of SA —

Liveability

Modbury is more walkable (91 vs 70).

Modbury Valley View
Grade C B
Score 49/100 51/100
Socio-economic band mid-range socio-economic
decile 4/10
same for both

Risk profile

Modbury carries more flood risk (85 vs 60); Modbury carries more crime risk (94 vs 70).

Modbury Valley View
Bushfire None
0/100
same for both
Crime High
94/100
 High
70/100
Flood High
85/100
 Moderate
60/100
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 Valley View
Inside the suburb 3 0
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 2
Adelaide University, Mawson Lakes Campus, 7.2 km
 2
Adelaide University, Mawson Lakes Campus, 5.6 km
Full-time students aged 15–24 2.6% 2.3%

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 Valley View

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

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

Mobility

Modbury Valley View
Walkability score 91/100 70/100
Distance to Adelaide 14.3 km
+1% vs other
 14.1 km
Drive time (normal traffic) 22 min 23 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 352.0
7-9am + 5-7pm
 144.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.7%
postcode 5092
 0.4%
postcode 5093
Rooftop solar per 100 dwellings 63
postcode 5092
 65
postcode 5093

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 Valley View
Car (driver) 70.9% / 76.7%
Modbury — Car (driver): 70.9% Valley View — Car (driver): 76.7%
Bus 13.6% / 8.0%
Modbury — Bus: 13.6% Valley View — Bus: 8.0%
Worked from Home 8.1% / 8.4%
Modbury — Worked from Home: 8.1% Valley View — Worked from Home: 8.4%
Car (passenger) 4.3% / 5.1%
Modbury — Car (passenger): 4.3% Valley View — Car (passenger): 5.1%
Walked Only 2.8% / 0.9%
Modbury — Walked Only: 2.8% Valley View — Walked Only: 0.9%

Bars are drawn against the largest share shown (76.7%).

Setting

Modbury Valley View
Elevation 111 m
above sea level, at the suburb centre
 92 m
above sea level, at the suburb centre
Distance to the ocean 12.2 km 10.4 km

NBN connectivity

Modbury Valley View
Connectivity score 95/100 94/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 86%
3,401 premises
 75%
2,774 premises

Climate

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

Council rates

Modbury Valley View
Average residential rate $2,000/yr $1,722/yr
Council Tea Tree Gully Salisbury

Federal electorate

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

First Home Owner Grant

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

Tags

Modbury

Middle-Ring Parks River

Valley View

Middle-Ring Parks River

More comparisons

Other comparisons with Modbury

Modbury vs Hope Valley Modbury vs Modbury North Modbury vs Ridgehaven Modbury vs St Agnes Modbury vs Gilles Plains Modbury vs Holden Hill

Other comparisons with Valley View

Valley View vs Ingle Farm Valley View vs Gilles Plains Valley View vs Holden Hill Valley View vs Oakden Valley View vs Walkley Heights Valley View vs Para Vista
Full data on Modbury Full data on Valley View
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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