Is Modbury a nice place to live?

Modbury is centred on the Tea Tree Plaza shopping centre and the O-Bahn busway interchange, with a retail precinct and civic facilities that form a busy local hub. The community is younger, with a mix of couples with and without children, and residents use the suburb's shopping and transport connections for daily errands while neighbourhood parks, playgrounds and nearby Anstey Hill provide walking and cycling trails. The Modbury Hospital Health Precinct was completed, delivering a 44-bed mental health facility.

Is it expensive to live in Modbury?

On the figures here, buying in Modbury sits well above what a typical local household earned. The median house price of $875,000 is about 12.5 times a typical local annual household income, using the median weekly household income of $1,342 from the most recent Census. Renting looks less stretched than buying, but still takes a big slice of income: a house rent of $650 a week would be about 48% of that weekly household income, and a unit rent of $510 a week would be about 38%. On these numbers, buying is the more stretched option while renting still consumes a sizeable to large share of local income. Everyone's financial situation is different, so it's important to consider your own circumstances when deciding which suburb is right for you.

Is Modbury a good place to invest?

In Modbury, unit values rose 14.1% over the last 12 months and house values rose 10.4%, both strong increases. Unit rents increased 6.2% while house rents rose a more modest 3.2%. For both houses and units, values rose by larger percentages than rents, so the recent movements show stronger capital growth than rental growth in percentage terms. This information has been prepared without taking your objectives, needs and overall financial situation into account. It is not meant to be a substitute for professional financial advice. For this reason, you should consider the appropriateness of the information and, if necessary, seek appropriate professional advice.

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Modbury suburb profile

Modbury is an established suburb in Adelaide's north-eastern suburbs, centred on the Tea Tree Plaza shopping centre and the O-Bahn busway interchange. The retail precinct and civic facilities form a busy local hub, complemented by neighbourhood parks, playgrounds, community spaces and a mix of local cafés and services.

Housing ranges from postwar bungalow-style homes to newer townhouses and low-rise apartments, set along tree-lined streets and generous backyards. People in Modbury use the shopping and transport connections for daily errands, and nearby reserves such as Anstey Hill provide walking and cycling trails and a more rugged green backdrop.

Modbury property market performance

Current median dwelling price$735,000Past 3 months

Property growth+12.3%Past 12 months

Modbury's median house price is $875,000 and house values rose strongly over the last 12 months, by 10.4%. The suburb is primarily a house market: 30 houses sold over the last 3 months and there were only 3 unit sales, so no reliable unit median is published.

In Modbury, unit rents rose notably over the last 12 months, by 6.2%, while house rents rose moderately, up 3.2%; unit rents grew faster than house rents.

	Houses	Units
Median price Past 3 months	$875K	N/A
Change in value Past 12 months	10.4%	14.1%
Sold Past 3 months	30	3
Median days on market Past 12 months	72	N/A
Average rent Past 12 months	$650	$510
Change in rent Past 12 months	3.2%	6.3%

5 year median price trend for houses and units

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Modbury demographics

Modbury is a younger community.

Couples without children make up 38.8% of families, just edging couples with children at 38.7%. At the 2021 Census there were 5,593 people living in Modbury.

Modbury and South Australia

	Suburb	SA
Median age years	37	41
Median household income weekly	$1,342	$1,455
Couples with children share of families	38.7%	40.8%
Couples without children share of families	38.8%	41.0%
One-parent families share of families	19.5%	16.6%
Homes owned outright share of homes	31.5%	34.2%
Homes with a mortgage share of homes	35.3%	37.1%
Homes rented share of homes	33.2%	28.7%

Source: ABS 2021 Census. Shares of homes exclude other and not-stated tenure.

Modbury infrastructure, key developments and investment opportunities

Modbury's Modbury Hospital Health Precinct was completed in 2026, delivering a 44-bed mental health facility. The Tea Tree Plaza Interchange Park 'n' Ride at Tea Tree Plaza opened on 16 February 2024, expanding Park 'n' Ride capacity to about 1,200 spaces.

Suburbs near Modbury

Some popular suburbs near Modbury include:

How does Modbury compare to nearby suburbs?

Median house prices: Modbury’s median house price is 4.4% lower than Ridgehaven’s.
House price growth: Over the past 12 months, house prices in Modbury have grown 4.9% higher than in Hope Valley.
Unit price growth: Over the past 12 months, unit prices in Modbury have grown 1.9% higher than in Ridgehaven.
Selling speed for houses: Properties in nearby Ridgehaven are selling 25.0% faster than in Modbury.
Investment considerations: In Modbury, the rental yield for house is 2.2% higher than the Adelaide average, while the rental yield for units is 3.2% higher.
House price growth: Over the past 12 months, house prices in Modbury have grown 15.5% lower than the average rate of growth across Adelaide.
Unit price growth:Over the past 12 months, unit prices in Modbury have grown 7.4% higher than the average rate of growth for units across Adelaide.

Common questions about Modbury

Is Modbury a nice place to live?
Modbury is centred on the Tea Tree Plaza shopping centre and the O-Bahn busway interchange, with a retail precinct and civic facilities that form a busy local hub.
The community is younger, with a mix of couples with and without children, and residents use the suburb's shopping and transport connections for daily errands while neighbourhood parks, playgrounds and nearby Anstey Hill provide walking and cycling trails. The Modbury Hospital Health Precinct was completed, delivering a 44-bed mental health facility.
Is it expensive to live in Modbury?
On the figures here, buying in Modbury sits well above what a typical local household earned. The median house price of $875,000 is about 12.5 times a typical local annual household income, using the median weekly household income of $1,342 from the most recent Census. Renting looks less stretched than buying, but still takes a big slice of income: a house rent of $650 a week would be about 48% of that weekly household income, and a unit rent of $510 a week would be about 38%. On these numbers, buying is the more stretched option while renting still consumes a sizeable to large share of local income.

Everyone's financial situation is different, so it's important to consider your own circumstances when deciding which suburb is right for you.
Is Modbury a good place to invest?
In Modbury, unit values rose 14.1% over the last 12 months and house values rose 10.4%, both strong increases. Unit rents increased 6.2% while house rents rose a more modest 3.2%. For both houses and units, values rose by larger percentages than rents, so the recent movements show stronger capital growth than rental growth in percentage terms.

This information has been prepared without taking your objectives, needs and overall financial situation into account. It is not meant to be a substitute for professional financial advice. For this reason, you should consider the appropriateness of the information and, if necessary, seek appropriate professional advice.

Choose the right real estate agents in Modbury

There are 68 real estate agents in Modbury, but they don’t all deliver the same results.

Some agents have a much stronger presence in the suburb, with just 5 agents handling around 28.3% of all sales in the past year.

Commission rates in Modbury typically range from 1.5% to 3.25%. Comparing agents—including what they charge, what’s included, and how they structure their fees—is not only important when choosing an agent, the right structure can help ensure your chosen agent is motivated to achieve the best possible result.