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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.
est. as @ -- *
2021 Census | -- people
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Modbury North has an estimated 6,118 residents, up from 5,704 at the 2021 Census — a change of 414 people, or 7.3%. Growth has averaged 1.0% a year over five years. Overseas migration accounts for 60.0% of that increase. That puts 2,147 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Demographic assessments incorporating regional ABS updates alongside post-Census address validations by AreaSearch place the population of the suburb of Modbury North at approximately 6,118 as of Aug 2026. This represents an expansion of 414 people (7.3%) compared to the 5,704 people recorded in the 2021 Census. Underlying this shift is an estimated resident count of 6,110 derived from the ABS June 2025 ERP release, coupled with 34 validated new addresses established post-Census. Consequently, the local density stands at 2,146 persons per square kilometer, tracking higher than the national benchmark across AreaSearch locations.
Furthermore, the 7.3% expansion recorded since the 2021 census outpaced the broader SA3 area (4.1%), establishing the locality as an area growth leader, largely underpinned by overseas migration which supplied roughly 60.0% of recent population additions. Population projections utilized by AreaSearch draw on 2024 ABS/Geoscience Australia SA2 modeling with a 2022 baseline, supplemented where necessary—and for post-2032 horizons—by 2023 SA State Government Regional/LGA age-cohort datasets based on 2021 numbers converted to SA2 boundaries via weighted population growth aggregation. Future demographic trajectories indicate that the suburb of Modbury North is positioned to record gains marginally below the national median, with aggregated SA2 figures projecting an influx of 394 persons to 2041, culminating in an overall 16-year increase of 6.3%.
Frequently Asked Questions - Population
181 new dwellings have been approved in Modbury North over the past five years, an average of 36 a year. That places the area in the 63rd percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 40 dwellings approved in the latest reporting year, 85% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 63, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Statistical building approval figures compiled from ABS records by AreaSearch show that Modbury North has averaged roughly 36 residential construction approvals each year, accumulating to approximately 181 homes across the prior 5 financial years. Within FY-25 to date, 63 approvals have been logged. With an average influx of 1.5 new residents per year per dwelling constructed across the 5 financial years from FY-21 to FY-25, residential supply remains closely aligned with demand, fostering steady market conditions where new homes carry an average anticipated construction cost of $340,000. Additionally, commercial development approvals have reached $10.5 million during the ongoing financial year, reflecting solid non-residential capital outlay.
Per-capita residential development activity in Modbury North has tracked 40.0% above the regional average over the 5 year period relative to Greater Adelaide, offering prospective purchasers options while preserving underlying asset values. In terms of built form, new projects comprise 85.0% detached houses alongside 15.0% townhouses or apartments, reinforcing the low-density neighborhood fabric that draws buyers prioritizing spacious living. Generating one residential approval for roughly every 128 people, the locality displays unmistakable signs of an expanding urban center. Demographic outlooks based on the most recent AreaSearch quarterly update anticipate that Modbury North will add 386 residents by 2041. Ongoing building volumes appear well-positioned to satisfy this incoming residential demand, maintaining supportive terms for property purchasers while leaving room to accommodate population expansion beyond baseline projections.
Frequently Asked Questions - Development
Development applications around Modbury North
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Modbury North, worth an estimated $53 million. A further 30 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $3.32 billion. 5 are already under construction and 4 are due for completion within three years. The pipeline spans transport & logistics, residential development and health & medical. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Strategic planning, civic works, and key developments play a pivotal role in shaping local community growth. AreaSearch has pinpointed a total of 8 projects positioned to influence the surrounding area. Prominent undertakings encompass the Modbury Sporting Club Building and Sportsfield Lighting, Tilley Recreation Park Indoor Training Facility, Valley View Golf Course Residential Release (Stage 3 & 4), as well as the ECH Encore Apartments Modbury, with key initiatives outlined below.
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Frequently Asked Questions - Infrastructure
Modbury Sporting Club building project
Completed council-led redevelopment delivering a new two-storey clubroom facility for Modbury Sporting Club at Ridgehaven, jointly funded by the City of Tea Tree Gully and the State Government. The project delivered four unisex change rooms, umpire rooms, function space and amenities to support the Modbury Football and Cricket clubs and their 700-plus players and members.
ECH Encore Apartments Modbury
Modern retirement accommodation featuring Livable Housing Design Australia Gold Accreditation. 77 dwelling 4-8 level retirement living apartment and allied health services development featuring an integrated early childhood centre. Located within 5 minutes of local shops and public transport.
Tea Tree Gully Sustainable Sewers Program
SA Water program to transfer approximately 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. Delivery is being rolled out in zones between 2022 and 2028 to improve service reliability and public health outcomes.
Springbank Waters Residential Estate
A large, master-planned residential community completed in stages over two decades, featuring over 1,100 homes, wetlands, and parks. The final stage is delivering over 400 new homes and is currently under construction.
Wynn Vale Grove Shopping Centre Redevelopment
Proposed expansion and refurbishment of the Wynn Vale Grove Shopping Centre including upgraded retail tenancies, expansion of the existing medical centre, improved pedestrian access, landscaping and a reconfigured car park. As of mid-2026 the proposal remains in the planning phase with no confirmed construction commencement publicly announced.
Euca Modbury Townhomes
Boutique development of 25 contemporary park-facing townhomes overlooking Australia Reserve. Features architecturally designed two-storey homes with 7-star energy rating, developed by local consortium Centina, Kolabb and Greenstate. Located just 20 minutes from Adelaide CBD and 1km from Tea Tree Plaza.
Modbury Hospital Redevelopment Project
The $117 million major upgrade of Modbury Hospital includes a state-of-the-art Health Precinct with a brand-new Cancer Centre featuring 12 chemotherapy chairs, and a new Mental Health Precinct with 44 beds (24 mental health rehabilitation beds and a 20-bed older persons mental health unit). The project also delivers a new five-storey multi-deck car park with over 300 spaces, marking the re-introduction of cancer services to the hospital after a decade. Expected completion is December 2025.
Luminaire Estate - Residential Development
A 48-lot residential estate between Aristotle Close and Golden Grove Road, featuring the new Plato Place street. Land developed by Lendlease, with homes built by Metricon. Released late 2023, sold out November 2024, construction continuing into 2025. Metricon Homes, founded in 1976, is Australia's leading home builder with SA Builder's Licence BLD231776.
3,209 residents of Modbury North are employed, from a labour force of 3,295. Unemployment sits at 2.6%, with participation at 64.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.4% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 4,838, about 79% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labour market in Modbury North displays strong technical expertise and solid representation across essential services, featuring an unemployment rate of only 2.6% alongside an estimated 1.8% annual job expansion according to aggregated statistical metrics from AreaSearch. By March 2026, employed residents reached 3,209, maintaining an unemployment rate 1.2% lower than the 3.8% registered across Greater Adelaide, while local participation closely tracks the wider metropolitan benchmark of 66.4%. Census figures showed merely 9.8% of workers operating from home, though historical Covid-19 restrictions should be considered. Resident employment is heavily concentrated across construction, retail trade, as well as health care & social assistance.
Conversely, the professional & technical sector accounts for only 5.8% of the local workforce, trailing Greater Adelaide's 7.3%. The established residential landscape provides relatively sparse employment within its borders, evidenced by the disparity between resident workers and local jobs recorded at the Census. Synthesised ABS and SALM figures evaluated by AreaSearch across the year to March 2026 indicate that local employment rose by 1.8% against a 2.0% expansion in the labour force, lifting the jobless rate by 0.2 percentage points. In comparison, Greater Adelaide experienced a 4.2% employment rise and a 4.0% labour force increase, with unemployment contracting by 0.2 percentage points. Looking forward, Jobs and Skills Australia industry projections published in Mar-26 outline national employment growth of 6.6% across five years and 13.7% over ten years. Correlating these sector trends with the industry footprint of Modbury North implies potential local job increases of 6.4% over five years and 13.4% over ten years, representing an illustrative weighted extrapolation that excludes localized demographic projections.
Frequently Asked Questions - Employment
Median household income in Modbury North is $1,596 a week (about $83,000 a year), with median personal income at $743 a week. ATO records put median taxable income at $48,835 a year against an average of $54,573. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation statistics from financial year 2023 published at postcode level by AreaSearch show median and average taxpayer earnings in Modbury North of $48,835 and $54,573 respectively, remaining below the nationwide standard as well as Greater Adelaide's median of $54,808 and average of $66,852. Adjusting for a 10.17% rise in the Wage Price Index since financial year 2023 elevates estimated levels to $53,802 (median) and $60,123 (average) as of March 2026. Across personal, family, and household tiers, Census income percentiles sit modestly between the 37th and 41st percentiles. The primary income bracket is $1,500 - 2,999, taking in 37.2% of residents (2,275 people) compared to 31.8% across the surrounding district.
Furthermore, 86.4% of earnings are retained following housing costs, positioning the suburb in the 5th decile of the SEIFA income index.
Frequently Asked Questions - Income
Modbury North had 2,160 occupied dwellings at the 2021 Census, 96% detached houses and 2% apartments. 44% are owned with a mortgage, 18% rented and 37% owned outright. At that Census the median rent was $360 a week and the median mortgage repayment $1,473 a month. Rent absorbs 22.6% of household income here and mortgage repayments 21.3%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the local dwelling inventory in Modbury North was overwhelmingly dominated by separate houses at 95.6%, while semi-detached dwellings, apartments, and other configurations accounted for 4.5%, differing substantially from the broader Adelaide metro distribution of 75.2% houses and 24.9% other dwellings. Outright homeownership was prominent at 37.4%—substantially exceeding metropolitan levels—with mortgaged properties representing 44.2% and rental accommodation making up 18.4%. Typical monthly mortgage commitments stood at $1,473 and median weekly rents sat at $360, both comparing favorably against Adelaide metro figures of $1,562 and $320, as well as nationwide averages of $1,863 for mortgages and $375 for rentals.
Frequently Asked Questions - Housing
Modbury North counted 2,160 households at the 2021 Census, an estimated 2,317 today, averaging 2.6 people each. 34% are couples with children, against 29% couples without children. 21% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
The domestic fabric is heavily oriented toward family units, which constitute 76.8% of all households; this breakdown includes 33.5% couples with children, 29.3% couples without children, and 12.8% single parent families. Non-family living arrangements account for the remaining 23.2%, consisting of lone person households at 20.8% alongside group households at 2.5%. With an average of 2.6 people per home, median household size sits slightly above the Greater Adelaide metric of 2.5.
Frequently Asked Questions - Households
22.9% of adults in Modbury North hold a university qualification, including 15.4% with a bachelor degree and 5.3% with postgraduate qualifications. A further 25.8% hold a vocational qualification. 1 school serves the area, with 175 enrolment places and an average ICSEA of 1,014 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Higher education qualifications among Modbury North residents lag broader regional and national standards, with university degree attainment among individuals aged 15+ standing at 22.9% relative to 30.4% across Australia, pointing to opportunities for further academic and professional upskilling. Within this group, bachelor degrees make up 15.4%, postgraduate credentials represent 5.3%, and graduate diplomas account for 2.2%. In contrast, technical and trade training is widespread, with 38.5% of the population aged 15+ holding vocational credentials, distributed between certificates (25.8%) and advanced diplomas (12.7%). Engagement with the education sector is substantial throughout the community, with 26.7% of residents actively pursuing formal studies.
This total comprises 9.8% enrolled in primary education, 6.8% attending secondary education, and 4.6% undertaking tertiary education courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Modbury North reaches 33 stops on 23 routes, timetabled for about 2,100 services a week. The typical home sits about 190 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.5 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Commuter networks across Modbury North feature 33 active transport stops primarily accommodating bus travel. Across these interchanges, 23 individual routes deliver 2,078 weekly passenger trips. Network connectivity is exceptionally convenient, with an average distance of 194 meters to the closest stop. Given the suburb's residential orientation, outgoing commuting prevails, with private vehicles serving as the primary choice for 88% of journeys compared to 10% by bus. Vehicle availability sits at 1.5 per dwelling, while 9.8% of workers reported working from home during the 2021 Census under potential COVID-19 influences. Public transport operations provide an average frequency of 296 trips per day spanning the entire network, which translates to roughly 62 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
66.7% of residents in Modbury North report no long-term health condition. 5.6% need daily assistance with core activities, and 48.6% hold private health cover. The standardised death rate runs at 5.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Community wellness metrics across Modbury North are generally sound, with AreaSearch evaluations of health conditions and mortality aligning closely with nationwide norms across both older and younger demographics. Uptake of private health cover is particularly constrained, covering roughly 49% of the population (~2,973 people), trailing the Greater Adelaide benchmark of 52.7% and the Australian standard of 55.7%. Arthritis and asthma represent the most prevalent chronic conditions in the locality, affecting 9.0 and 7.9% of residents respectively, while 66.7% reported being free of any long-term medical diagnosis, compared to 67.9% in Greater Adelaide.
General health amongst working-age cohorts remains standard. Furthermore, individuals aged 65 and over make up 23.4% of the population (1,431 people), tracking above the 19.1% recorded for Greater Adelaide while maintaining overall health rankings consistent with broader national averages.
Frequently Asked Questions - Health
30.2% of Modbury North residents were born overseas and 21.7% speak a language other than English at home. The largest reported ancestries are English (28.7%) and Australian (22.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Modbury North surpasses the majority of surrounding markets, characterized by 30.2% of inhabitants having been born overseas and 21.7% utilizing a non-English language at home. Christianity forms the dominant religious affiliation, representing 41.9% of local residents. The most noticeable variation is found in the Other category, which comprises 3.7% of the community compared to 1.8% across Greater Adelaide. Regarding ancestral backgrounds based on parents' birthplace, the primary ancestries declared in Modbury North are English at 28.7%, Australian at 22.5%, and Other at 9.3%. Notable variations also emerge among specific demographic groups, with Polish heritage showing elevated representation at 1.4% (against 1.0% regionally), German at 5.4% (against 5.1%), and Welsh at 0.7% (against 0.6%).
Frequently Asked Questions - Diversity
The median resident of Modbury North is 40. 23.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Modbury North exhibits a more mature demographic profile compared with Greater Adelaide overall. Estimates updated to August 2026 indicate that retiree and elderly cohorts (65+) constitute 23.4% of the local population, compared to 19.1% throughout Greater Adelaide. The estimated median age stands at 40 as at August 2026, holding steady from the 2021 Census and exceeding the metropolitan benchmark of 39 recorded at that Census. Since then, the share of retiree and elderly cohorts has risen from 20.5% to an estimated 23.4%. Looking ahead to 2041, senior demographics are anticipated to drive the vast majority of population additions, increasing by 236 residents (17%) to a total of 1,668, whilst young to middle aged adult groups are slated to decline.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Modbury North
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 5 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 34 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (5,704 at the 2021 Census → 6,118 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL40900). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.