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

As of November 2025, the population of Modbury North is estimated at around 6,049 people. This figure reflects an increase of 345 people since the 2021 Census, which reported a population of 5,704 people in the suburb. AreaSearch validated this estimate following examination of the latest ERP data release by the ABS (June 2024), along with an additional 29 new addresses since the Census date. This results in a population density ratio of 2,122 persons per square kilometer for Modbury North, which is higher than the average seen across national locations assessed by AreaSearch. The suburb's growth rate of 6.0% since the 2021 census exceeded the SA3 area's growth rate of 4.5%. Overseas migration contributed approximately 60.0% of overall population gains during recent periods in Modbury North.

For future projections, AreaSearch adopts 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 released in 2023 and adjusted using weighted aggregation methods from LGA to SA2 levels. According to aggregated SA2-level projections, Modbury North is expected to increase its population by 383 persons to reach a total of 6,432 people by the year 2041, reflecting an overall increase of 4.3% 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 indicates Modbury North averaged around 25 new dwelling approvals each year over the past five financial years, totalling an estimated 129 homes. As of FY-26, 14 approvals have been recorded. This averages out to approximately 1.2 new residents per year per dwelling constructed between FY-21 and FY-25, suggesting balanced supply and demand dynamics in the area. The average construction cost value for new properties is $299,000, below regional norms, offering more affordable housing options.

This financial year has seen $22.9 million in commercial approvals, indicating moderate levels of commercial development. Compared to Greater Adelaide, Modbury North maintains similar development levels per person, consistent with broader area market balance. Recent construction comprises 90% detached houses and 10% medium and high-density housing, preserving the area's suburban nature and attracting space-seeking buyers.

With approximately 369 people per dwelling approval, Modbury North reflects an established area. According to AreaSearch's latest quarterly estimate, the location is expected to grow by 262 residents through to 2041, with current construction levels likely meeting demand and potentially exceeding current forecasts.

Modbury North has moderate levels of nearby infrastructure activity, ranking in the 48thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified eight projects potentially affecting this region. Notable projects include Modbury Sporting Club Building and Sportsfield Lighting, Tilley Recreation Park Indoor Training Facility, Valley View Golf Course Residential Release (Stage 3 & 4), and 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.

Modbury North ranks among the top 25% of areas assessed nationally for overall employment performance

Modbury North has a skilled workforce with prominent representation in essential services sectors. Its unemployment rate was 2.3% as of June 2025, with an estimated employment growth of 1.7% over the past year, according to AreaSearch's statistical area data aggregation.

As of this date, 3,106 residents were employed while the unemployment rate was 1.7 percentage points lower than Greater Adelaide's rate of 4.0%. Workforce participation in Modbury North was broadly similar to Greater Adelaide's 61.7%. Employment among residents is concentrated in health care & social assistance (29.3%), retail trade (20.5%), and construction (15.8%).

Conversely, professional & technical services employ only 5.8% of local workers, below Greater Adelaide's 7.3%. Over the 12 months to June 2025, employment in Modbury North increased by 1.7%, while labour force grew by 1.5%, leading to a fall in unemployment rate by 0.2 percentage points. In contrast, Greater Adelaide saw employment grow by 2.1% and labour force expand by 2.1%, with a marginal rise in unemployment. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that Modbury North's employment should increase by 6.4% over five years and 13.4% over ten years, based on industry-specific projections applied to the local employment mix.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2022 shows that median income in Modbury North is $48,835 and average income stands at $54,573. This contrasts with Greater Adelaide's median income of $52,592 and average income of $64,886. Based on Wage Price Index growth of 12.83% since financial year 2022, current estimates for Modbury North would be approximately $55,101 (median) and $61,575 (average) as of September 2025. According to the 2021 Census, household, family, and personal incomes in Modbury North rank modestly, between the 37th and 41st percentiles. Income distribution shows that 37.2% of individuals earn between $1,500 - 2,999, consistent with metropolitan trends at 31.8%. After housing expenses, 86.4% of income remains for other expenses. The area's SEIFA income ranking places it in the 5th 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), compared to Adelaide metro's 88.6% houses and 11.3% other dwellings. Home ownership in Modbury North was at 37.4%, aligning with Adelaide metro's figure, while mortgaged dwellings were at 44.2% and rented ones at 18.4%. The median monthly mortgage repayment in the area was $1,473, lower than Adelaide metro's $1,517. The median weekly rent was recorded at $360, compared to Adelaide metro's $330. Nationally, Modbury North's mortgage repayments were significantly lower than the Australian average of $1,863, while 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 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, which is 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

Educational qualifications in Modbury North trail Australian benchmarks, with 22.9% of residents aged 15+ holding university degrees compared to the national average of 30.4%. Bachelor degrees are the most common at 15.4%, followed by postgraduate qualifications at 5.3% and graduate diplomas at 2.2%. Vocational credentials are also prominent, with 38.5% of residents aged 15+ holding them, including advanced diplomas (12.7%) and certificates (25.8%). Educational participation is high, with 26.7% of residents currently enrolled in formal education.

This includes primary education (9.8%), secondary education (6.8%), and tertiary education (4.6%). Modbury School P-6 serves the local educational needs within Modbury North, enrolling 175 students as of the latest data. The school operates under typical Australian conditions with balanced educational opportunities, having an ICSEA score of 1014. It focuses exclusively on primary education, with secondary options available in nearby areas. Local school capacity is limited, with only 2.9 places per 100 residents compared to the regional average of 16.6, leading many families to travel for schooling.

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

Modbury North has 33 active public transport stops, all of which are bus stops. These stops are served by 23 different routes that together facilitate 2,078 weekly passenger trips. The transport system in the area is rated as excellent, with residents typically living just 194 meters from their nearest stop.

On average, there are 296 trips per day across all routes, which equates to approximately 62 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, with common health conditions prevalent among both younger and older age cohorts. Private health cover is low at approximately 49% of the total population (~2,940 people), compared to the national average of 55.3%.

The most common medical conditions are arthritis (affecting 9.0% of residents) and asthma (7.9%). Sixty-six point seven percent of residents report being completely clear of medical ailments, similar to Greater Adelaide's 66.3%. Twenty-two percent of Modbury North residents are aged 65 and over (1,330 people).

Modbury North was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Modbury North had a higher cultural diversity compared to 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, making up 41.9% of its population. The category 'Other' showed an overrepresentation in Modbury North at 3.7%, compared to 2.1% across Greater Adelaide.

In terms of ancestry, the top three groups were English (28.7%), Australian (22.5%), and Other (9.3%). Some ethnic groups had notable variations: Polish was slightly overrepresented at 1.4% in Modbury North versus 1.2% regionally, German was similarly represented at 5.4% versus 5.8%, and Welsh showed no significant difference at 0.7%.

Modbury North's median age exceeds 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 average of 38 years. The 65-74 age group constitutes 12.3% of the population in Modbury North, higher than that of Greater Adelaide. Conversely, the 25-34 age group makes up 11.2%, lower than the Greater Adelaide figure. According to post-2021 Census data, the 75-84 age group has increased from 5.5% to 7.3%. Meanwhile, the 55-64 age group has decreased from 11.1% to 9.3%. Population forecasts for 2041 suggest significant demographic changes in Modbury North. Notably, the 75-84 age group is projected to grow by 43%, reaching 631 people from 441. By 2041, the combined population of all age groups over 65 will account for 66% of total population growth, indicating an aging demographic trend in the area. In contrast, both the 25-34 and 0-4 age groups are expected to experience population declines.