Modbury Heights

Modbury Heights is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

As of November 2025, Modbury Heights' population is approximately 19,810, an increase of 562 people since the 2021 Census. This reflects a growth rate of 2.9%, with the population being 19,248 in 2021. The estimated resident population as of June 2024 was 19,790, with an additional 46 validated new addresses since the Census date contributing to this increase. This results in a population density ratio of 1,999 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Modbury Heights' growth rate of 2.9% since the census is within 1.6 percentage points of the SA3 area's growth rate of 4.5%, indicating strong growth fundamentals. Overseas migration contributed approximately 60.2% of overall population gains during recent periods, driving primary population growth in the area.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, the SA State Government's Regional/LGA projections by age category are adopted, based on 2021 data and released in 2023. These projections are adjusted using a method of weighted aggregation of population growth from LGA to SA2 levels. Based on projected demographic shifts, Modbury Heights is expected to experience a population increase just below the median of statistical areas across the nation by 2041. The latest annual ERP population numbers project an increase of 1,096 persons by this year, reflecting a total gain of 5.4% over the 17-year period from 2021 to 2041.

Residential development activity is lower than average in Modbury Heights according to AreaSearch's national comparison of local real estate markets

Modbury Heights has granted around 56 residential approvals annually. Over the past five financial years, from FY21 to FY25, approximately 284 homes were approved, with another 35 approved so far in FY26. On average, each dwelling constructed over these years accommodates about 1.4 new residents yearly.

The average construction cost of new properties is around $208,000, which is below regional norms, indicating more affordable housing options. This financial year has seen $30.5 million in commercial approvals, reflecting strong commercial development momentum. Compared to Greater Adelaide, Modbury Heights shows approximately 61% of the construction activity per person and ranks among the 36th percentile nationally, suggesting limited choices for buyers and supporting demand for existing homes. Recent construction comprises predominantly standalone homes (93.0%) with a smaller proportion of townhouses or apartments (7.0%), sustaining Modbury Heights' suburban identity.

The area has approximately 471 people per dwelling approval, reflecting its established nature. According to the latest AreaSearch quarterly estimate, Modbury Heights is expected to grow by 1,069 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Modbury Heights has limited levels of nearby infrastructure activity, ranking in the 14thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 24 projects likely to affect the area. Notable ones include Wynn Vale Grove Shopping Centre Redevelopment, Tea Tree Gully Sustainable Sewers Program, Tilley Recreation Park Indoor Training Facility, and Modbury Sporting Club Building and Sportsfield Lighting. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment conditions in Modbury Heights demonstrate exceptional strength compared to most Australian markets

Modbury Heights has a skilled workforce with significant representation in essential services sectors. Its unemployment rate was 2.2% as of September 2025.

Employment growth over the past year was estimated at 1.4%. The area had 10,574 residents employed by September 2025, with an unemployment rate of 1.7%, lower than Greater Adelaide's rate of 3.9%. Workforce participation in Modbury Heights was 64.2%, slightly higher than Greater Adelaide's 61.7%. Residents' employment is concentrated in health care & social assistance, retail trade, and education & training.

Public administration & safety has notably high representation, with employment levels at 1.2 times the regional average. Conversely, accommodation & food shows lower representation at 4.9% versus the regional average of 6.8%. Over the 12 months to September 2025, employment increased by 1.4%, labour force increased by 1.2%, and unemployment fell by 0.2 percentage points in Modbury Heights. In Greater Adelaide, employment grew by 3.0%, labour force expanded by 2.9%, and unemployment fell by 0.1 percentage points during the same period. State-level data to 25-Nov shows SA employment grew by 1.19% year-on-year, with an unemployment rate of 4.0%. National employment forecasts from May-25 project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Modbury Heights's employment mix suggests local employment should increase by 6.4% over five years and 13.5% over ten years, assuming constant population projections.

The area's income profile falls below national averages based on AreaSearch analysis

AreaSearch reports that Modbury Heights SA2 had a median income of $51,728 and an average income of $57,805 among taxpayers in the financial year 2022. This is lower than national averages, which were $52,592 and $64,886 respectively across Greater Adelaide. By September 2025, estimates suggest median incomes will reach approximately $58,365 and average incomes $65,221 due to a 12.83% growth in wages since the financial year 2022. The 2021 Census shows that Modbury Heights ranks modestly for household, family, and personal incomes, between the 44th and 46th percentiles. Income analysis reveals that 35.4% of the population (7,012 individuals) fall within the $1,500 - $2,999 income range, similar to the regional average of 31.8%. Housing costs are manageable with 87.0% retained, but disposable income is below average at the 48th percentile. The area's SEIFA income ranking places it in the 5th decile.

Modbury Heights is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Modbury Heights' dwellings, as per the latest Census data, consisted of 91.2% houses and 8.8% other types such as semi-detached homes, apartments, and 'other' dwellings. This compares to Adelaide metro's figures of 88.6% houses and 11.3% other dwellings. Home ownership in Modbury Heights stood at 37.0%, mirroring the Adelaide metro level, with mortgaged properties at 44.6% and rented ones at 18.4%. The median monthly mortgage repayment in the area was $1,500, lower than Adelaide's average of $1,517. Weekly rent median stood at $330, equal to Adelaide metro's figure but significantly lower than the national average of $375. Nationally, Modbury Heights' mortgage repayments were notably below the Australian average of $1,863.

Modbury Heights has a typical household mix, with a higher-than-average median household size

Family households constitute 76.1% of all households, including 34.3% couples with children, 28.5% couples without children, and 12.5% single parent families. Non-family households account for the remaining 23.9%, with lone person households at 22.0% and group households comprising 1.8%. The median household size is 2.6 people, which is larger than the Greater Adelaide average of 2.5.

Modbury Heights performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes

Modbury Heights' educational qualifications lag behind regional averages. Among residents aged 15+, 21.8% hold university degrees, compared to the Australian average of 30.4%. The most common degree is bachelor's (15.0%), followed by postgraduate qualifications (4.5%) and graduate diplomas (2.3%). Vocational credentials are prominent, with 38.3% of residents aged 15+ holding them.

Advanced diplomas account for 12.0%, while certificates make up 26.3%. Educational participation is high, with 26.7% currently enrolled in formal education. This includes primary (10.3%), secondary (6.9%), and tertiary (4.5%) levels.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Transport analysis in Modbury Heights shows 101 active public transport stops, all serving buses. These stops are covered by 28 different routes, offering a total of 2,324 weekly passenger trips. The area's transport accessibility is rated excellent, with residents on average just 199 meters from the nearest stop.

On average, services run 332 times daily across all routes, which translates to about 23 weekly trips per individual stop.

Health performance in Modbury Heights is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Modbury Heights faces significant health challenges. Common health conditions are somewhat prevalent across both younger and older age cohorts.

The rate of private health cover is relatively low at approximately 49% of the total population (~9687 people). The national average is 55.3%. The most common medical conditions in the area are arthritis and mental health issues, impacting 9.0 and 8.2% of residents respectively. 66.9% of residents declare themselves completely clear of medical ailments compared to 66.3% across Greater Adelaide. The area has 20.9% of residents aged 65 and over (4130 people). Health outcomes among seniors are above average, performing even better than the general population in health metrics.

The level of cultural diversity witnessed in Modbury Heights was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Modbury Heights had a higher cultural diversity than most local areas, with 16.2% speaking a language other than English at home and 26.8% born overseas. Christianity was the predominant religion in Modbury Heights, making up 43.4%. However, 'Other' religions were more prevalent here at 2.5%, compared to 2.1% regionally.

In terms of ancestry, the top groups were English (31%), Australian (24%), and Other (7.8%). Some ethnic groups showed notable differences: Polish was slightly higher at 1.3% vs 1.2%, German was similar at 5.7% vs 5.8%, and Hungarian was also slightly higher at 0.4% vs 0.4%.

Modbury Heights's population is slightly older than the national pattern

The median age in Modbury Heights is 41 years, which is higher than Greater Adelaide's average of 39 years and exceeds the national average of 38 years. The age profile shows that those aged 65-74 years make up 11.9% of the population, while those aged 25-34 years constitute 10.2%. Between 2021 and present, the proportion of people aged 75-84 years has increased from 5.0% to 6.8%, while the 55-64 age group has declined from 13.7% to 12.1%. By 2041, demographic projections indicate that the 75-84 age cohort is expected to increase by 603 people (45%), from 1,355 to 1,959. The combined 65+ age groups will account for 60% of total population growth, reflecting Modbury Heights' aging demographic profile. Conversely, the 25-34 and 0-4 age cohorts are projected to experience population declines.