Modbury SA 5092
Modbury sits 14 km from Adelaide CBD in South Australia, around 22 minutes by car. Census data records 5,593 residents with a median age of 37 and a median household income of $69,784 per year. On socioeconomic measures it sits in the lower-middle tier nationally. Population grew 6.6% from 2016 to 2021. The 2021 Census recorded a median rent of $315 per week and a median monthly mortgage of $1,430. The area shows high crime risk and high flood risk. Of 3 schools within the suburb boundary, 1 ranks above the state average, and walkability is high.
Is Modbury a good suburb?
Modbury scores a C (49/100) on SuburbScan's Liveability grade — strong on schools and transit, weaker on safety.
Above the state average
3 schools · 1 above peer schools
Walkable and central
Walkability 91/100 · 14.3 km · 22 min drive to Adelaide
Around the state median
Median $834K
High crime risk
Fire 0/100 · Crime 94/100 · Flood 85/100
Below-average income
SEIFA decile 4/10 · median age 37 · 5,593 residents
Liveability Rating
49 / 100 · Ranked #274 in SAEach bar is Modbury's rank among SA suburbs, from 0 to 100 (higher is better).
How do you rate the liveability in Modbury?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
49 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataModbury's house market is moving higher: the median sale price reached $834,000, about 8% above where it sat a year earlier.
Houses
$833,500
4% below its 8 neighbours (median $871,000)
Based on 132 recorded sales in the last 24 months.
Typically sold in 24 days — median across 89 sales that recorded a listing period
By bedrooms
- 3 bed 104 sales $823K
- 4 bed 21 sales $930K
Units
$581,000
6% below its 4 neighbours (median $615,000)
Based on 20 recorded sales in the last 24 months.
Typically sold in 22 days — median across 11 sales that recorded a listing period
By bedrooms
- 2 bed 17 sales $570K
Currently for Sale
Last 6 monthsHouses in Modbury are currently listed at around $829,000 on average. Based on 26 houses listed in the past six months.
Houses
$829K
26 houses listed in the last 6 months.
Units
$605K
5 units listed in the last 6 months.
31 of the suburb's 2,216 dwellings (1.4%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Modbury rent for around $650 a week on average, based on 49 houses listed for rent in the past six months.
Houses
$650/wk
4% below its 8 neighbours (median $680/wk)
49 houses advertised for rent in the last 6 months.
Units
$488/wk
4 units advertised for rent in the last 6 months.
53 rentals advertised against an estimated 736 rented homes (7.2%) in the last 6 months.
Rent agreed on new leases
Apr–Jun 2026- 3-bed houses
- $600/wk
- 30 bonds
- +60% since 2021
Median weekly rent on bonds lodged for new tenancies. Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 202593 Unaffordable · the average rental household in this region would pay about 32% of its income on the median rent in postcode 5092.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$650/week ($34,000 a year) on a $829,000 median
$488/week ($25,000 a year) on a $605,000 median
Based on a small sample (4 listings) — indicative only.
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Is Modbury safe? Crime statistics
2026Crime in Modbury sits in the high band, with 1,027 incidents recorded in 2026 — down about 9% on the prior year.
1,027 offences
8.6% since 2025Crime Trend
Serious Road Crashes
2021–20257 crashes
where someone was killed or admitted to hospital, 1 of them fatal
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. This state’s crash data does not name the road.
Schools
Three schools serve Modbury, and the cohort skews above peer-suburb performance. Modbury High School leads the pack.
- • 1,190 students across 2 schools (avg 595)
- • Sectors: 2 Government, 1 Independent
- • ICSEA 1005-1020, median 1012 (around the national baseline of 1000)
- • Largest: Modbury High School (926 students)
Primary
Secondary
Combined
Universities nearby
- 7.2 kmAdelaide University, Mawson Lakes CampusAdelaide University · 130 courses
- 8.4 kmAdelaide University, Magill CampusAdelaide University · 112 courses
2.6% of residents here are full-time university students aged 15–24.
Distance is measured to the suburb centre. A campus nearby does not by itself mean a student rental market — most suburbs within a few kilometres of one have a student share close to the national norm, and the figure above is what tells them apart.
Walkability
Modbury is exceptionally walkable on foot — at 91/100, daily errands don't require a car at all. Within the suburb there are 6 supermarkets, 5 parks and 13 cafes to anchor that walking radius.
Public transport
Weekday and weekend service frequency across every stop inside Modbury.
- Peak (7-9am + 5-7pm)
- 352.0 arrivals/hr
- Off-peak weekday
- 264.1 arrivals/hr
- Saturday
- 149.9 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 20.5 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Modbury.
- Full-fibre (FTTP) share
- 86%
- Premises covered
- 3,401
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Tea Tree Gully: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 12 small areas inside this suburb and averages them into the single decile above. They fall into 4 different deciles — a wide range, so parts of this suburb rank well above the average and parts well below it.
Modbury is home to about 5,600 residents, with a median age of 37, broadly in line with the national figure. Median household income runs at $70,000 a year, with unemployment at 6.9%.
2021 Census · change since 2016
Population
5,593
Median Age
37
Median Household Income
$69,784/yr
Census Median Rent
$315/wk
Census Median Mortgage
$1,430/mo
Avg Household Size
2.3
Median Personal Income
$35,516/yr
Unemployment Rate
6.9%
Unoccupied Dwellings
5.9%
Total Dwellings
2,216
Owner-Occupier Rate
66.8%
Houses
75.3%
Rental Stress
23.5%
Mortgage Stress
24.6%
Work From Home
8.1%
Dwelling Types
Property Ownership
43 rented from a state or territory housing authority and 30 from a community housing provider, as a share of the 691 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 57.8%
- English Spoken at Home
- 63.0%
- Employment Rate
- 55.1%
- Completed Year 12
- 48.0%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
568 residents (10.2%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 5,312 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
19% of employed residents work in a capital's city centre (500 of 2,620).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 7,401 people work here; 2,620 employed residents live here.
A jobs hub: 2.8 jobs for every working resident. At least 64% of the people who work here must live elsewhere.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $2,000 a year through Tea Tree Gully based on 2024 figures.
How this land is zoned
- Residential 67%
- Commercial 29%
- Parks and recreation 4%
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 — the property page shows the zone for one address.
Building Approvals: Tea Tree Gully
In the year to August 2026, 574 new dwellings were approved across Tea Tree Gully. That mix is 381 houses and 193 units. Approvals are up 35.6% on the same period a year earlier.
Air Quality
This station does not measure fine particles (PM2.5).
NO₂ averaged 0.51 pphm. Days over the limit in 2025: NO₂ 0 · ozone 0.
From the Northfield monitoring station, 6.5 km away.
Climate & Setting
from Parafield Airport, 6.6 kmDry climate — hot summers, mild winters.
- Elevation
- 111 m
- above sea level, at the suburb centre
- Distance to the ocean
- 12.2 km
- Annual rainfall
- 404 mm
- 73 rainy days
- Summer max (Jan)
- 30.4°C
- 29 days ≥ 35°C
- Winter min (Jul)
- 6.5°C
- 2 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
2 facilities within 5 km- 1.5 km
- 5.0 km
EV adoption
In postcode 5092, 96 of 14,202 registered light vehicles are battery-electric on 31 January 2025. A further 4.0% (562 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 4.6%.
Rooftop solar
In postcode 5092, 4,637 rooftop-solar systems totalling 25.5 MW have been installed since 2001, against 7,324 dwellings recorded in the 2021 Census. 285 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$15,000 for new homes.
No purchase-price cap. Stamp duty is fully exempted for eligible first-home buyers as a separate concession.
Mortgage repayments
6 mortgage brokers are registered in this suburb, 11 across postcode 5092.
Conveyance duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueSA
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-26 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Tony Zappia Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Tony Zappia | 64.7% | 35.3% | +3.9 |
| 2022 | Tony Zappia | 60.8% | 39.2% | -1.1 |
| 2019 | Tony Zappia | 59.7% | 40.3% | +1.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Olivia Savvas Australian Labor Party
Next state election: 16 March 2030.
| Year | Winner | Won with |
|---|---|---|
| 2026 | Olivia Savvas ALP | 60.2% |
| 2022 | Olivia Savvas ALP | 55.4% |
Results are per district. Districts were last redrawn in 2024, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: Electoral Commission of South Australia.
Looking at a specific address in Modbury?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 5,593 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
- #8 in Where the Sri Lankan community lives in Adelaide
- #9 in Where the Lebanese community lives in Adelaide
- #11 in Adelaide suburbs where the most Punjabi is spoken at home
- #13 in Adelaide suburbs with the largest Sikh community
- #14 in Adelaide suburbs where the most Hindi is spoken at home
- #14 in Where the Indian community lives in Adelaide
Checking the whole city?
Suburbs to avoid in Adelaide There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Adelaide suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Hope Valley SA 5090
Valley View SA 5093
Modbury North SA 5092
Ridgehaven SA 5097
St Agnes SA 5097
Gilles Plains SA 5086
Compare Modbury to another suburb
Side-by-side stats for any other SA suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Modbury
Is Modbury a safe place to live?
Recorded crime in Modbury is high (94/100, ranked against other SA suburbs on offences per resident). Offences against shops, venues and visitors are divided by the people who live here, so suburbs with large daytime or visitor populations rank higher than living there may feel.
What natural hazards affect Modbury?
Modbury has no recorded bushfire history. Flood overlays cover a high share of it (85/100). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Modbury a good place to live?
Modbury has a SuburbScan Liveability grade of C (49/100), ranked against other SA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Modbury?
Modbury, SA had a population of 5,593 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Modbury, SA?
The postcode for Modbury, SA is 5092.
How far is Modbury from Adelaide?
Modbury is 14 km from Adelaide CBD by road, about 22 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Modbury?
At the 2021 ABS Census, median household income in Modbury was $69,784 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Modbury?
The median advertised rent in Modbury is $650 a week for houses (49 listings) and $488 a week for units (4 listings), from rental listings over the last six months.
What is the median age in Modbury?
The median age of residents in Modbury was 37 at the 2021 ABS Census.
How are the schools in Modbury?
There are 3 schools inside the Modbury boundary: 1 above and 1 at similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Modbury walkable?
Modbury scores 91/100 on the SuburbScan Walkability Score, making it exceptionally walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Modbury?
At the nearest Bureau of Meteorology station to Modbury, Parafield Airport (6.6 km away), summer days average 30.4°C, winter nights 6.5°C, 404 mm of rain a year over 73 rainy days, and 29 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Modbury?
First-home buyers in SA may be eligible for $15,000 towards new homes. The grant is administered by RevenueSA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Modbury belong to?
Modbury sits within the Tea Tree Gully local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Modbury?
The average residential rates bill through Tea Tree Gully is $2,000 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Modbury?
Across Tea Tree Gully, 574 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 35.6% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Modbury in?
Modbury sits within the federal Division of Makin, currently held by Tony Zappia (Australian Labor Party).
Search another suburb or address
Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2026
- Road crashes · 2021–2025
- Air quality · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2026
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
Was the information on this page useful to you?
Thanks! Anything we could improve?
We hate spam as much as you do — we'll never use your email for marketing, and we might not be able to reply to everyone.
Thanks for your feedback! 🙏
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.