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

The population of the Modbury North statistical area (Lv2) was estimated at 6,050 as of November 2025, reflecting a growth of 346 people from the 2021 Census figure of 5,704. This increase represents a 6.1% rise since the census. The estimated resident population of 5,918 in June 2024, combined with 29 validated new addresses since the Census date, contributed to this growth. The resulting population density is 2,122 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Modbury North's growth rate of 6.1% since the census is competitive, being within 1.1 percentage points of the SA3 area's 7.2%. Overseas migration contributed approximately 60.0% of overall population gains in recent periods.

For projections until 2032, ABS/Geoscience Australia data released in 2024 with a base year of 2022 is used. Post-2032, SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, are adopted with adjustments made employing weighted aggregation methods from LGA to SA2 levels. Future population trends suggest a growth just below the median of statistical areas across the nation, with an expected increase of 372 persons by 2041, reflecting a total increase of 4.1% over the 17-year period.

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 shows Modbury North averaged approximately 23 new dwelling approvals annually over the past five financial years, totalling an estimated 119 homes. As of FY-26, 13 approvals have been recorded. Historically, there were around 1.3 new residents per year per dwelling constructed between FY-21 and FY-25. However, this figure increased to 5.2 people per dwelling over the past two financial years, indicating growing popularity and potential supply constraints in the area. New homes are being built at an average expected construction cost of $299,000.

In FY-26, there have been $10.5 million in commercial approvals, suggesting moderate levels of commercial development. Compared to Greater Adelaide, Modbury North records 14.0% less building activity per person and ranks among the 35th percentile nationally, offering limited choices for buyers and supporting demand for existing homes. Recent construction comprises 89.0% standalone homes and 11.0% townhouses or apartments, maintaining the area'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 AreaSearch's latest quarterly estimate, Modbury North is expected to grow by 250 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 34thth percentile nationally

Area infrastructure significantly impacts performance. AreaSearch identified eight projects likely affecting the region. Key projects include Modbury Sporting Club Building and Sportsfield Lighting, Tilley Recreation Park Indoor Training Facility, Valley View Golf Course Residential Release (Stage 3 & 4), ECH Encore Apartments Modbury. 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 labour market in Modbury North shows considerable strength compared to most other Australian regions

Modbury North has a skilled workforce with essential services sectors well represented. The unemployment rate was 2.4% as of September 2025.

Employment growth over the past year was estimated at 1.5%. This is based on AreaSearch aggregation of statistical area data. As of September 2025, 3,062 residents were in work.

The unemployment rate was 1.5% below Greater Adelaide's rate of 3.9%, and workforce participation was broadly similar to Greater Adelaide's 61.7%. Employment among residents is concentrated in health care & social assistance, retail trade, and construction. Professional & technical services employed just 5.8% of local workers, below Greater Adelaide's 7.3%. The area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population. Over the 12 months to September 2025, employment increased by 1.5% while labour force increased by 1.4%, keeping the unemployment rate relatively stable. This compares to Greater Adelaide where employment grew by 3.0%, labour force expanded by 2.9%, and unemployment fell 0.1 percentage points. To provide broader context, state-level data to 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 suggest that national employment is forecast to expand 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 North's employment mix suggests local employment should increase by 6.4% over five years and 13.4% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ended June 2023 shows that median income in Modbury North is $48,835 and average income is $54,573. In comparison, Greater Adelaide has a median income of $54,808 and an average income of $66,852. Based on Wage Price Index growth of 8.8% from July 2023 to September 2025, estimated median income in Modbury North would be approximately $53,132 and average income would be around $59,375 by that date. According to the 2021 Census, household incomes rank at the 38th percentile, family incomes at the 40th percentile, and personal incomes at the 41st percentile in Modbury North. In terms of income distribution, 37.2% of individuals earn between $1,500 and $2,999, similar to the metropolitan region's 31.8%. After housing costs, 86.4% of income remains for other expenses. 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 structures, 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 figures of 88.6% houses and 11.3% other dwellings. Home ownership in Modbury North stood at 37.4%, similar to Adelaide metro's figure. Dwellings were either mortgaged (44.2%) or rented (18.4%). The median monthly mortgage repayment was $1,473, lower than Adelaide metro's average of $1,517. Median weekly rent in Modbury North was $360, compared to Adelaide metro's $330. Nationally, Modbury North's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were less than the national figure of $375.

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

Family households constitute 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

Modbury North's educational qualifications trail Australian benchmarks, with 22.9% of residents aged 15+ holding university degrees compared to Australia's 30.4%. This gap suggests potential for educational development and skills enhancement. Bachelor degrees are the most common at 15.4%, followed by postgraduate qualifications (5.3%) and graduate diplomas (2.2%). Trade and technical skills are prominent, with 38.5% of residents aged 15+ holding vocational credentials – advanced diplomas (12.7%) and certificates (25.8%).

Educational participation is high, with 26.7% of residents currently enrolled in formal education, including 9.8% in primary, 6.8% in secondary, 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

Transport analysis in Modbury North shows 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 accessibility to these stops is rated excellent, with residents on average being located 194 meters from the nearest stop.

On a daily basis, there are an average of 298 trips across all routes, which equates to approximately 63 weekly trips per individual stop.

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

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

Private health cover is very low at approximately 49% of the total population, which is around 2,940 people. The national average is 55.7%. The most common medical conditions in the area are arthritis and asthma, affecting 9.0 and 7.9% of residents respectively. 66.7% of residents declare themselves completely clear of medical ailments, compared to 66.3% across Greater Adelaide. As of 2016 (the latest available data), 22.0% of residents are aged 65 and over, which is approximately 1,331 people. This figure is broadly in line with the general population's health profile.

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's population showed higher cultural diversity than most local markets, with 30.2% born overseas and 21.7% speaking a language other than English at home. Christianity was the predominant religion, accounting for 41.9%. The category 'Other' was notably overrepresented in Modbury North at 3.7%, compared to Greater Adelaide's 2.1%.

In terms of ancestry, the top groups were English (28.7%), Australian (22.5%), and Other (9.3%). Some ethnic groups showed notable differences: Polish was slightly higher at 1.4% (vs regional 1.2%), German was similar at 5.4% (vs 5.8%), and Welsh was also similar at 0.7% (vs 0.7%).

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 slightly older than Australia's median age of 38 years. The percentage of people aged 65-74 in Modbury North is 12.3%, higher than the rate in Greater Adelaide. Conversely, the proportion of those aged 25-34 is lower at 11.2%. According to post-2021 Census data, the population aged 75 to 84 has increased from 5.5% to 7.3%, while the percentage of those aged 55 to 64 has decreased from 11.1% to 9.3%. By 2041, forecasts indicate significant demographic changes in Modbury North. The 75 to 84 age group is projected to grow by 43%, reaching 631 people from the current 441. Notably, those aged 65 and above will account for 67% of total population growth, reflecting Modbury North's aging demographic trend. In contrast, populations in the 25-34 and 0-4 age groups are expected to decline.