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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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2021 Census | -- people
Sales Activity
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Population
An assessment of population growth drivers in Modbury Heights reveals an overall ranking slightly below national averages considering recent, and medium term trends
The population of Modbury Heights is estimated at 6,957 as of May 2026, reflecting a decrease of 38 people since the 2021 Census. This decrease represents a 0.5% change from the previous population of 6,995. The current resident population estimate of 6,944 is based on AreaSearch's validation of new addresses following the latest ERP data release by the ABS in June 2025. Overseas migration contributed approximately 60.0% of overall population gains during recent periods for Modbury Heights. Population density stands at 2,127 persons per square kilometer, higher than average national levels assessed by AreaSearch.
AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered and years post-2032, the SA State Government's Regional/LGA projections by age category are adopted, based on 2021 data released in 2023, with adjustments made employing weighted aggregation methods. Future population dynamics anticipate an increase just below the median of statistical areas across the nation. Modbury Heights is expected to expand by 345 persons to reach a total population of 7,302 by 2041, reflecting a 4.8% increase over the 16-year period.
Frequently Asked Questions - Population
Development
Residential development activity is lower than average in Modbury Heights according to AreaSearch's national comparison of local real estate markets
Modbury Heights has seen approximately 17 dwelling approvals annually based on AreaSearch analysis. Between FY-21 and FY-25, around 87 homes were approved, with a further 19 approved in FY-26. This results in an average of 1.5 people moving to the area per dwelling built over these years.
The market balance supports stable conditions, with new properties constructed at an average cost of $306,000. In FY-26, there have been $6.1 million in commercial approvals, reflecting Modbury Heights' primarily residential nature.
Building activity shows 89.0% detached dwellings and 11.0% townhouses or apartments, maintaining the area's suburban character focused on family homes. With around 404 people per dwelling approval, Modbury Heights indicates a developed market. Future projections estimate an addition of 332 residents by 2041, with current development rates comfortably meeting demand and potentially supporting population growth beyond projections.
Frequently Asked Questions - Development
Development applications around Modbury Heights
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Modbury Heights has emerging levels of nearby infrastructure activity, ranking in the 32ndth percentile nationally
The performance of an area can greatly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified three projects that are likely to impact the area significantly. Notable among these are the Tea Tree Gully Sustainable Sewers Program, Tilley Recreation Park Indoor Training Facility, The Oasis Estate, and Gawler Line Electrification & Level Crossing Removals. Below is a list detailing those most relevant.
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Frequently Asked Questions - Infrastructure
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Northern Adelaide Irrigation Scheme
The Northern Adelaide Irrigation Scheme (NAIS) is a recycled water scheme delivering high-quality treated water from the Bolivar Wastewater Treatment Plant to agribusinesses across the Northern Adelaide Plains. Stage 1 infrastructure was built to provide up to 12 gigalitres per year of climate-independent recycled water for horticulture, floriculture, fruit and nut orchards, table and wine grapes, and high-value broad-acre crops, with the network designed to enable future expansion to 20 gigalitres. Key infrastructure includes an advanced water recycling plant at Bolivar, a transfer pipeline, pump stations, an above-ground earth-banked storage at Korunye, managed aquifer recharge, and a distribution network with farm-gate connection points. Construction began in 2018 and the scheme is operational. As of 2025 around 35 per cent of the contracted volume has been sold, and SA Water has been undertaking a review to assess current and forecast demand and identify potential opportunities for the scheme.
Tea Tree Gully Sustainable Sewers Program
SA Water program to transfer about 4,700 properties in the City of Tea Tree Gully from a council run Community Wastewater Management System with on site septic tanks to a modern sewer network. The project includes staged construction of new wastewater mains, gravity and low pressure sewer connections, new pump stations and on property works, followed by decommissioning and backfilling of septic tanks. Delivery is being rolled out in zones between 2022 and 2028, improving service reliability, reducing overflows and supporting long term water and public health outcomes for the north eastern suburbs of Adelaide.
Gawler Line Electrification & Level Crossing Removals
State and federal government project to electrify the 42km Gawler rail line from Adelaide CBD to Gawler, with 25kV AC overhead wiring, new signalling systems, upgrade of 14 stations, and activation of 13 pedestrian crossings. Electrified passenger services commenced June 2022. The complementary Ovingham Level Crossing Removal ($231M) replaced the high-risk Torrens Road crossing with a new overpass, public plaza and upgraded Ovingham Railway Station, completing in late 2023.
O-Bahn City Access Project
Completed SA Government public transport project extending the O-Bahn from Gilberton into Adelaide city via centrally aligned priority bus lanes on Hackney Road and a dedicated 670 m bus-only tunnel to Grenfell Street. The works improved bus travel time reliability, reduced Inner Ring Route congestion, reconfigured Rundle Road and East Terrace, and added pedestrian and cycling improvements including a shared path and bridge over the River Torrens.
SA Housing Trust Maintenance Contracts Review and Service Program
Statewide maintenance and service contracts for SA Housing Trust public housing properties, covering reactive maintenance, vacancy restoration and minor works across metropolitan and regional South Australia. The program is delivered by Spotless Facility Services, RTC Facilities Maintenance and Torrens Facility Management. A 2024 SA Government review examined payment, timeliness, dispute resolution and contract performance issues, and the government provided additional funding to accelerate maintenance and upgrades on vacant public housing homes.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
Adelaide Level Crossing Removal Planning Program
A joint Australian and South Australian Government program to conduct planning studies at priority at-grade level crossing locations across metropolitan Adelaide, and establish a ten-year Level Crossing Removal Program. Adelaide has 126 at-grade level crossings where boom gates can be closed for up to 25% of peak traffic periods. Priority sites under active planning include Cormack Road (Wingfield), Kings Road (Parafield), and Park Terrace (Salisbury). The program commenced in early 2022 and is expected to be completed by late 2026, with the first major removal project - Curtis Road, Munno Para - announced in May 2025 with a $250 million joint funding commitment and construction starting by 2027.
Employment
Employment conditions in Modbury Heights demonstrate exceptional strength compared to most Australian markets
Modbury Heights has a skilled workforce with prominent representation in essential services sectors. The unemployment rate is 2.2%, lower than Greater Adelaide's 3.8%. Employment stability has been maintained over the past year.
As of December 2025, 3,662 residents are employed, and the participation rate matches Greater Adelaide's 66.0%. Just 9.6% of residents work from home, potentially influenced by Covid-19 lockdowns. Dominant employment sectors include health care & social assistance, retail trade, and construction, while accommodation & food employs only 5.0%, below Greater Adelaide's 6.8%.
Local employment opportunities appear limited, as indicated by the resident-to-working population ratio. Between December 2024 and December 2025, Modbury Heights experienced a 0.4% increase in employment and a 0.2% rise in labour force, leading to a 0.2 percentage point drop in unemployment rate. In contrast, Greater Adelaide saw employment growth of 4.2%, labour force growth of 3.9%, and a 0.3 percentage point decrease in unemployment. National employment forecasts from Jobs and Skills Australia, released in May-25, project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Modbury Heights' employment mix suggests local employment should grow by 6.4% over five years and 13.4% over ten years. These projections are illustrative extrapolations based on national trends and do not account for localized population changes.
Frequently Asked Questions - Employment
Income
Income levels sit below national averages according to AreaSearch assessment
The suburb of Modbury Heights had an income level below the national average according to the latest ATO data aggregated by AreaSearch for financial year 2023. The median income among taxpayers was $52,111 and the average income stood at $58,403. These figures compared to those for Greater Adelaide, which were $54,808 and $66,852 respectively. Based on Wage Price Index growth of 10.17% since financial year 2023, current estimates would be approximately $57,411 (median) and $64,343 (average) as of March 2026. Census 2021 income data showed household, family and personal incomes all ranked modestly in Modbury Heights, between the 39th and 45th percentiles. The income bracket of $1,500 - 2,999 captured 34.3% of the community (2,386 individuals), consistent with broader trends across the metropolitan region showing 31.8% in the same category. After housing, 86.1% of income remained for other expenses and the area's SEIFA income ranking placed it in the 5th decile.
Frequently Asked Questions - Income
Housing
Modbury Heights is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
Modbury Heights' dwelling structures, as per the latest Census, consisted of 91.8% houses and 8.2% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Modbury Heights stood at 36.4%, with mortgaged dwellings at 45.8% and rented ones at 17.8%. The median monthly mortgage repayment was $1,495, lower than Adelaide metro's $1,562, while the median weekly rent was $340, compared to Adelaide metro's $320. Nationally, Modbury Heights' mortgage repayments were significantly lower at $1,495 versus Australia's average of $1,863, and rents were less at $340 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Modbury Heights has a typical household mix, with a higher-than-average median household size
Family households constitute 75.5% of all households, including 35.2% couples with children, 27.9% couples without children, and 11.8% single parent families. Non-family households account for the remaining 24.5%, with lone person households at 22.9% and group households comprising 1.6%. The median household size is 2.6 people, which is larger than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
Local Schools & Education
The educational profile of Modbury Heights exceeds national averages, with above-average qualification levels and academic performance metrics
In Modbury Heights, the proportion of residents aged 15 and above with university degrees is 21.7%, compared to the national average of 30.4%. This indicates a gap that suggests potential for educational development and skill enhancement in the region. Bachelor degrees are the most common type of higher education qualification held by residents at 14.4%, followed by postgraduate qualifications (5.0%) and graduate diplomas (2.3%). Vocational credentials are also prevalent, with 37.5% of residents aged 15 and above holding such qualifications – advanced diplomas account for 11.4% while certificates make up 26.1%.
Educational participation is notably high in Modbury Heights, with 27.8% of residents currently enrolled in formal education. This includes 11.3% in primary education, 7.2% in secondary education, and 3.6% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Public transport analysis shows 44 active transport stops operating within Modbury Heights, comprising a mix of buses. These stops are serviced by 23 individual routes, collectively providing 1,841 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 181 meters from the nearest transport stop. As a primarily residential area, most residents commute outward. Car remains the dominant mode of transport at 86%, with 11% by bus. Vehicle ownership averages 1.5 per dwelling.
According to the 2021 Census, a relatively low 9.6% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 263 trips per day across all routes, equating to approximately 41 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Modbury Heights's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts
Health data shows Modbury Heights residents have relatively positive health outcomes. AreaSearch's analysis found mortality rates and health conditions broadly align with national benchmarks. Common health conditions are seen across both young and old age cohorts, with a low rate of private health cover at approximately 50% (3,486 people), compared to Greater Adelaide's 52.7% and the national average of 55.7%.
The most common medical conditions are arthritis (8.8%) and mental health issues (8.3%). 67.9% declare themselves completely clear of medical ailments, similar to Greater Adelaide's 67.9%. Health outcomes among working-age residents are broadly typical. The area has a higher proportion of residents aged 65 and over at 20.3% (1,412 people), compared to Greater Adelaide's 19.2%, with national rankings broadly in line with the general population.
Frequently Asked Questions - Health
Cultural Diversity
The level of cultural diversity witnessed in Modbury Heights was found to be 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 28.3% of its residents born overseas and 19.4% speaking a language other than English at home. Christianity was the predominant religion in Modbury Heights, accounting for 40.3% of the population. Notably, the 'Other' religious category comprised 3.6% of Modbury Heights' population, compared to 1.8% across Greater Adelaide.
In terms of ancestry, the top three groups were English (30.5%), Australian (23.6%), and Other (9.4%). Some ethnic groups showed significant differences: Hungarian was overrepresented at 0.5%, German was equally represented at 5.1%, and Korean was overrepresented at 0.6%.
Frequently Asked Questions - Diversity
Age
Modbury Heights's population is slightly older than the national pattern
The median age in Modbury Heights is 40 years, similar to Greater Adelaide's average of 39 years but somewhat older than Australia's median age of 38 years. The percentage of the population aged 5-14 years is 13.7%, higher than that of Greater Adelaide. Conversely, the percentage of the population aged 25-34 years is 10.7%. According to post-2021 Census data, the percentage of the population aged 75-84 years has grown from 4.8% to 6.8%, while the percentage of those aged 55-64 years has declined from 12.7% to 11.3%. Population forecasts for Modbury Heights in 2041 indicate significant demographic changes. Notably, the population aged 45-54 years is expected to grow by 20%, reaching 1,057 people from 883. The combined age groups of 65 and above are projected to account for 58% of total population growth, reflecting Modbury Heights' aging demographic profile. In contrast, the populations aged 0-4 years and 25-34 years are expected to decline.