Modbury North

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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Modbury North's population is estimated at around 6,050 as of Feb 2026. This reflects an increase of 346 people (6.1%) since the 2021 Census, which reported a population of 5,704 people. The change is inferred from the resident population of 5,918, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 29 validated new addresses since the Census date. This level of population equates to a density ratio of 2,122 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Modbury North's 6.1% growth since census positions it within 1.1 percentage points of the SA3 area (7.2%), demonstrating competitive growth fundamentals. Population growth for the suburb was primarily driven by overseas migration that contributed approximately 60.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. As we examine future population trends, a population increase just below the median of statistical areas across the nation is expected, with the suburb expected to increase by 375 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 4.2% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows Modbury North averaged around 23 new dwelling approvals each year over the past five financial years, totalling an estimated 119 homes. As of FY-26, 13 approvals have been recorded. Over these five years, an average of 1.3 new residents per year per dwelling constructed was observed. However, recent data reveals this has increased to 5.2 people per dwelling over the past two financial years. New homes are being built at an average expected construction cost value of $299,000.

This financial year has seen $10.5 million in commercial approvals, indicating moderate levels of commercial development compared to Greater Adelaide where Modbury North records 14.0% less building activity per person. Nationally, the area places among the 35th percentile of areas assessed, suggesting more limited choices for buyers and supporting demand for existing homes. Recent construction comprises 89.0% standalone homes and 11.0% townhouses or apartments, maintaining Modbury North's suburban identity with a concentration of family homes suited to buyers seeking space.

The location has approximately 472 people per dwelling approval, reflecting an established area. According to the latest AreaSearch quarterly estimate, Modbury North is expected to grow by 256 residents through to 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 North has emerging levels of nearby infrastructure activity, ranking in the 31stth percentile nationally

AreaSearch has identified eight projects that could impact the area, with key ones being the Modbury Sporting Club Building and Sportsfield Lighting project, the Tilley Recreation Park Indoor Training Facility project, the Valley View Golf Course Residential Release (Stage 3 & 4) project, and the ECH Encore Apartments Modbury project. The following list details those likely to be most relevant.

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

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The labour market in Modbury North shows considerable strength compared to most other Australian regions

Modbury North has a skilled workforce with prominent representation in essential services sectors. Its unemployment rate was 2.4% as of September 2025. This figure represents a 1.6% increase from the previous year, according to AreaSearch's aggregation of statistical area data.

As of September 2025, 3,062 residents were employed, with an unemployment rate of 1.5%, which is below Greater Adelaide's rate of 3.9%. Workforce participation in Modbury North was broadly similar to Greater Adelaide's 66.4%. Census responses indicated that only 9.8% of residents worked from home, although Covid-19 lockdown impacts should be considered.

Employment among residents was concentrated in health care & social assistance, retail trade, and construction sectors. In contrast, professional & technical services employed just 5.8% of local workers, below Greater Adelaide's 7.3%. Over the 12 months to September 2025, employment increased by 1.6%, while labour force increased by 1.4%, causing the unemployment rate to fall by 0.1 percentage points. In comparison, Greater Adelaide saw employment grow by 3.0% and labour force expand by 2.9%, with a similar decrease in unemployment of 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Modbury North's employment mix indicates that local employment should increase by 6.4% over five years and 13.4% over ten years, assuming constant population growth for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ending June 2023 shows Modbury North's median income at $48,835 and average income at $54,573. This is lower than Greater Adelaide's median income of $54,808 and average income of $66,852. By September 2025, estimates based on an 8.8% Wage Price Index growth suggest Modbury North's median income will be approximately $53,132 and average income $59,375. The 2021 Census places Modbury North's household, family, and personal incomes between the 37th and 41st percentiles. Incomes ranging from $1,500 to $2,999 account for 37.2% of individuals in Modbury North, similar to the metropolitan region's 31.8%. After housing expenses, 86.4% of income remains for other costs. The area's SEIFA income ranking places it in the fifth decile.

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

Modbury North's dwelling structure, as per the latest Census, consisted of 95.6% houses and 4.5% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Modbury North stood at 37.4%, with mortgaged dwellings at 44.2% and rented ones at 18.4%. The median monthly mortgage repayment was $1,473, below Adelaide metro's average of $1,562. The median weekly rent figure was $360, higher than Adelaide metro's $320. Nationally, Modbury North's mortgage repayments were lower at $1,473 compared to the Australian average of $1,863, and rents were lower at $360 compared to the national figure of $375.

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

Family households comprise 76.8% of all households, including 33.5% couples with children, 29.3% couples without children, and 12.8% single parent families. Non-family households account for the remaining 23.2%, with lone person households at 20.8% and group households comprising 2.5%. The median household size is 2.6 people, larger than the Greater Adelaide average of 2.5.

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

In Modbury North, 22.9% of residents aged 15 and above have university degrees, compared to Australia's 30.4%. Bachelor degrees are the most common at 15.4%, followed by postgraduate qualifications (5.3%) and graduate diplomas (2.2%). Vocational credentials are held by 38.5% of residents aged 15 and above, with advanced diplomas at 12.7% and certificates at 25.8%. Educational participation is high, with 26.7% currently enrolled in formal education.

This includes 9.8% in primary education, 6.8% in secondary education, and 4.6% pursuing tertiary education.

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

The Modbury North area has 33 active public transport stops, all of which are bus stops. These stops are served by 24 different routes that together facilitate 2,091 weekly passenger trips. The average distance from a resident's home to the nearest transport stop is 194 meters, indicating excellent accessibility. In this predominantly residential area, most commuting is outward-bound, with cars being the primary mode of transport at 88%. Bus usage stands at 10%, and the average vehicle ownership per dwelling is 1.5. According to the 2021 Census, 9.8% of residents work from home, which may be influenced by COVID-19 conditions.

The service frequency averages 298 trips per day across all routes, resulting in approximately 63 weekly trips per individual stop.

Modbury North'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

Modbury North residents show positive health outcomes, matching national benchmarks for mortality rates and health conditions. Common health issues are similar across age groups, with arthritis affecting 9.0% and asthma 7.9%. Approximately 49% have private health cover (2,940 people), lower than Greater Adelaide's 52.7% and the national average of 55.7%.

About two-thirds (66.7%) report no medical conditions, slightly below Greater Adelaide's 67.9%. Working-age residents' health outcomes are typical. The area has a higher proportion of seniors aged 65 and over at 22.4% (1,355 people), compared to Greater Adelaide's 19.3%, with national rankings generally in line with the general population.

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

Modbury North had a higher cultural diversity than most local areas, with 30.2% of its population born overseas and 21.7% speaking a language other than English at home. Christianity was the predominant religion in Modbury North, accounting for 41.9% of residents. Notably, the 'Other' religious category comprised 3.7% of Modbury North's population, higher than the regional average of 1.8%.

The top three ancestry groups were English (28.7%), Australian (22.5%), and Other (9.3%). Some ethnic groups showed notable variations: Polish residents made up 1.4%, slightly above the regional average of 1.0%, German residents comprised 5.4% compared to 5.1% regionally, and Welsh residents were at 0.7% versus 0.6%.

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

The median age in Modbury North is 40 years, similar to Greater Adelaide's average of 39 years but somewhat older than Australia's median age of 38 years. The 65-74 age group constitutes 12.1% of the population in Modbury North, higher than that of Greater Adelaide. Conversely, the 25-34 age group makes up 11.1%, which is less prevalent compared to Greater Adelaide. According to post-2021 Census data, the 75 to 84 age group has increased from 5.5% to 7.7%. Meanwhile, the 55 to 64 age group has decreased from 11.1% to 9.0%, and the 65 to 74 age group has dropped from 13.2% to 12.1%. Population forecasts for Modbury North in 2041 indicate significant demographic changes. The 75 to 84 age group is projected to grow by 34%, adding 160 people, reaching a total of 626 from the previous 465. Notably, the combined age groups of 65 and above will account for 65% of the total population growth, reflecting Modbury North's aging demographic profile. In contrast, the 25 to 34 and 0 to 4 age cohorts are expected to experience population declines.