Modbury

Population growth drivers in Modbury are above average based on AreaSearch's ranking of recent, and medium to long-term trends

Based on ABS population updates and AreaSearch validations, Modbury's population is estimated at 6,438 as of Nov 2025. This shows an increase of 845 people since the 2021 Census (5,593). The change is inferred from resident population estimates by AreaSearch following ERP data release by ABS in Jun 2024 and additional validated new addresses since the Census date. Population density is 1,939 persons per sq km. Modbury's growth of 15.1% since 2021 exceeds SA3 area (7.2%) and state averages. Overseas migration contributed approximately 91.0% to population gains recently.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with base year 2022. For areas not covered post-2032, SA State Government's Regional/LGA projections are adopted with adjustments made employing weighted aggregation method. Considering projected demographic shifts, Modbury is expected to increase by 689 persons to 2041, reflecting a gain of 1.3% over the 17 years based on aggregated SA2-level projections.

AreaSearch assessment of residential approval activity sees Modbury among the top 30% of areas assessed nationwide

AreaSearch analysis of ABS building approval numbers shows Modbury recorded around 71 residential property approvals per year over the past five financial years, totalling an estimated 356 homes. As of FY26, 29 approvals have been granted. The average new resident per year per dwelling constructed between FY21 and FY25 was 0.9, indicating supply is keeping pace with or exceeding demand. Average construction value for new homes is $323,000.

In FY26, Modbury has recorded $31.5 million in commercial development approvals, demonstrating high local commercial activity. Compared to Greater Adelaide, Modbury has 164.0% more development activity per person. Recent construction comprises 69.0% detached houses and 31.0% townhouses or apartments, offering options across different price points. With around 104 people per approval, Modbury reflects a developing area. Population forecasts indicate Modbury will gain 82 residents by 2041.

Current construction levels should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth beyond current forecasts.

Modbury has emerging levels of nearby infrastructure activity, ranking in the 32ndth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified twelve projects that may affect this region. Notable projects include Valley View Golf Course Residential Release (Stage 3 and 4), Modbury Hospital Redevelopment Project, Euca Modbury Townhomes, Westfield Tea Tree Plaza Entertainment & Leisure Precinct. 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.

The employment landscape in Modbury shows performance that lags behind national averages across key labour market indicators

Modbury has a highly educated workforce with significant representation in essential services sectors. The unemployment rate was 4.2% as of September 2025, with an estimated employment growth of 1.2% over the past year, according to AreaSearch's aggregation of statistical area data.

As of this date, 2,947 residents were employed while the unemployment rate was 0.3% higher than Greater Adelaide's rate of 3.9%. Workforce participation in Modbury was somewhat lower at 59.1%, compared to Greater Adelaide's 61.7%. Employment among residents is concentrated in health care & social assistance, retail trade, and construction. The area has a particular employment specialization in administrative & support services, with an employment share of 1.5 times the regional level.

Conversely, education & training employs only 7.8% of local workers, below Greater Adelaide's 9.3%. With 1.1 workers per resident as at the Census, Modbury functions as an employment hub, hosting more jobs than residents and attracting workers from surrounding areas. During the year to September 2025, employment levels increased by 1.2% and labour force increased by 1.3%, maintaining a relatively stable unemployment rate. In contrast, Greater Adelaide saw employment rise by 3.0%, labour force grow by 2.9%, and unemployment fall by 0.1 percentage points. State-level data from 25-Nov shows SA employment grew by 1.19% year-on-year, adding 10,710 jobs, with the state unemployment rate at 4.0%. This compares favourably to the national unemployment rate of 4.3%, with the state's employment growth outpacing the national average of 0.14%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment expansion by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. Applying these projections to Modbury's employment mix suggests local employment should increase by 6.5% over five years and 13.7% over ten years.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's aggregation of latest postcode level ATO data released for financial year ending June 2023 shows Modbury had a median taxpayer income of $49,447 and an average income of $55,590. Nationally, the averages were $54,808 (median) and $66,852 (average). By September 2025, estimates based on Wage Price Index growth project median incomes to be approximately $53,798 and average incomes around $60,482. The 2021 Census data indicates household, family, and personal incomes in Modbury fall between the 23rd and 25th percentiles nationally. Incomes of $1,500 - 2,999 are reported by 33.7% (2,169 individuals), similar to surrounding regions at 31.8%. Housing affordability pressures are severe, with only 83.6% of income remaining, ranking at the 23rd percentile.

Modbury is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Modbury's dwelling structures, as per the latest Census, consisted of 75.7% houses and 24.3% other dwellings (semi-detached, apartments, 'other' dwellings). Adelaide metro had 88.6% houses and 11.3% other dwellings. Home ownership in Modbury was 31.6%, with mortgaged dwellings at 35.6% and rented ones at 32.8%. The median monthly mortgage repayment was $1,430, below Adelaide metro's average of $1,517. Median weekly rent in Modbury was $315, compared to Adelaide metro's $330. Nationally, Modbury's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Modbury features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 63.3% of all households, including 25.0% couples with children, 24.0% couples without children, and 12.5% single parent families. Non-family households account for the remaining 36.7%, with lone person households at 32.6% and group households comprising 4.0%. The median household size is 2.3 people, which is smaller than the Greater Adelaide average of 2.5.

Educational attainment in Modbury aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's educational profile is notable regionally with university qualification rates at 28.7%, surpassing the SA4 regional average of 19.8% and the SA3 area rate of 23.2%. Bachelor degrees are most prevalent at 18.4%, followed by postgraduate qualifications (8.2%) and graduate diplomas (2.1%). Vocational credentials are prominent, with 32.8% of residents aged 15+ holding such qualifications - advanced diplomas comprise 10.2% while certificates account for 22.6%.

Educational participation is high at 28.3%, including primary education at 8.8%, tertiary education at 7.6%, and secondary education at 5.1%.

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

Modbury has 61 operational public transport stops, all of which are bus services. These stops are served by 49 distinct routes, offering a total of 5,916 weekly passenger trips. Residents enjoy excellent accessibility to transport, with an average distance of 172 meters to the nearest stop.

The service frequency is 845 trips per day across all routes, which translates to approximately 96 weekly trips per individual stop.

Health outcomes in Modbury are marginally below the national average with common health conditions slightly more prevalent than average across both younger and older age cohorts

Modbury shows below-average health outcomes, with common conditions slightly more prevalent among both younger and older residents compared to averages. Private health cover stands at approximately 49%, covering about 3,155 people, lower than the national average of 55.7%.

Mental health issues affect 8.7% of Modbury's population, while arthritis impacts 7.8%. About 67.8% report no medical ailments, compared to 66.3% in Greater Adelaide. The area has 18.3%, or 1,178 people aged 65 and over, lower than Greater Adelaide's 21.2%.

Modbury is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Modbury's cultural diversity is notable, with 34.1% speaking a language other than English at home and 39.7% born overseas. Christianity is the predominant religion, accounting for 39.6% of Modbury's population. The category 'Other' shows overrepresentation in Modbury, comprising 5.1% compared to Greater Adelaide's 2.1%.

In terms of ancestry, English (24.1%) and Australian (19.6%) are the top groups but lower than regional averages. 'Other' ancestry is substantially higher at 15.2%, exceeding the regional average of 7.3%. Some ethnic groups show notable differences: Indian (6.8% vs 2.0%), Hungarian (0.4% vs 0.4%), and Polish (0.9% vs 1.2%) have varying representations compared to regional averages.

Modbury's population is slightly younger than the national pattern

The median age in Modbury is 36 years, which is slightly below Greater Adelaide's average of 39 years and also slightly below Australia's median age of 38 years. Compared to Greater Adelaide, Modbury has a higher proportion of residents aged 25-34 (19.0%) but fewer residents aged 55-64 (8.9%). Between the 2021 Census and the present day, the population aged 35-44 has increased from 14.6% to 16.0%, while the population aged 55-64 has decreased from 9.8% to 8.9%. By 2041, Modbury's age composition is projected to change significantly. The 45-54 age group is expected to grow by 18 people, reaching a total of 787 from 669. The aging population trend is evident, with those aged 65 and above accounting for 58% of the projected growth. Conversely, population declines are projected for the 0-4 and 55-64 age cohorts.