Krish Gajera
30 Zenobia Crescent, Modbury North, SA 5092
$799,000-$849,000 Best Offers by 5pm 7th July 2026
3 1 4
Open Saturday 27 June 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Modbury North — Kaurna Country
Originally used for orchards and dry-land farming, the area underwent rapid suburbanization in the 1960s and 70s. It was designed to provide affordable family housing for the growing workforce in Adelaide's north-east. The development of the O-Bahn Busway in the 1980s fundamentally changed its accessibility and desirability.
A maturing suburb transitioning from its mid-century roots to a modern family hub, characterized by large blocks and increasing subdivision.
Overall Score
7.8
A strong performing middle-ring suburb with excellent infrastructure and steady demand.
Aboriginal Name
Kaurna Yarta— "Kaurna land/country"
Name Origin
Named after the town of Modbury in Devon, England, by early settler R.S. Kelly.
Established
Gazetted 1960s
Transport Hub
Proximity to the O-Bahn Busway
Health Precinct
Adjacent to Modbury Hospital
Retail Giant
Minutes from Westfield Tea Tree Plaza
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.5
High clearance rates and short days-on-market reflecting tight supply in the north-east.
Amenity
9.0
Exceptional access to major shopping, hospitals, and regional parks.
Schools
7.5
Well-regarded local primary schools with solid secondary options nearby.
Transport
8.2
The O-Bahn provides world-class rapid transit to the Adelaide CBD.
Risk Profile
7.0
Main risks relate to property age and soil conditions rather than economic factors.
Liveability
8.0
High quality of life with abundant green space and essential services within a 5km radius.
Demographics
7.2
A healthy mix of established retirees and incoming young professional families.
Rental Demand
8.8
Extremely low vacancy rates driven by proximity to the hospital and retail precinct.
Growth Potential
7.6
Solid capital growth supported by ongoing infill development and infrastructure upgrades.
Affordability
6.2
Becoming less affordable as it moves from 'entry-level' to 'mid-tier' pricing.
Crime & Safety
7.4
Generally safe, with crime rates lower than the metropolitan Adelaide average.
Walkability
5.8
Pockets near the interchange are walkable, but the hilly terrain makes cars necessary for most.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$785,000
Estimated March 2026
12mo Growth
7.4%
Steady upward trend
Days on Market
19 days
Highly competitive
Vacancy Rate
0.6%
Critical rental shortage
Green Space
14%
Parks and reserves
Family Ratio
68%
Dominant household type
✅ Key Advantages
- Exceptional public transport via the O-Bahn Busway Interchange.
- Proximity to Modbury Hospital and Westfield Tea Tree Plaza.
- Large traditional allotments (600sqm+) offering subdivision potential (STCC).
- Strong rental yields and extremely low vacancy rates.
- High concentration of parks, including Burragah Reserve and Civic Park nearby.
- Established community feel with active local sporting clubs.
⚠️ Key Watch-Outs
- Prevalence of reactive clay soils leading to foundation cracking in older homes.
- Significant presence of asbestos in original 1960s/70s dwellings.
- Increasing traffic congestion around the Reservoir Road and North East Road intersection.
- Hilly topography in certain pockets can limit accessibility for elderly residents.
- Inconsistent streetscapes due to rapid, high-density infill development.
- Limited nightlife or boutique dining within the suburb boundaries.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Residential
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached houses, with an increasing number of modern courtyard homes and townhouses.
Dominant dwelling stock.
💰 Price Range
$620k – $950k
Typical entry to ceiling.
💡 Why It Matters
Modbury North serves as a strategic 'middle-ground' for buyers priced out of the inner-north-east but unwilling to move to the outer northern fringes. Its proximity to major employment hubs like the hospital makes it recession-resilient.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$785,000
$680k – $920k
🏢 Unit Median
$515,000
$450k – $580k
📈 Price Trend
+7.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $460pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The suburb has seen a significant price floor lift, with entry-level 'fixer-uppers' now rarely found below $650,000.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Greater Adelaide median
Price comparison
📋 Income Ratio
7.8x average household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, it remains relatively affordable compared to eastern suburbs, though the gap is closing as demand for the O-Bahn corridor intensifies.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
15 days
Avg time on market
📈 Rent Growth p.a.
+9.2%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Healthcare workers from Modbury Hospital, young families, and retail employees.
💼 Investor Outlook
Strong capital growth prospects combined with high rental security. Properties near the Tea Tree Plaza interchange command a premium and lease almost instantly.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.4%
1-Year Growth
+24.5% cumulative
3-Year Growth
+58.6% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing upgrades to the Modbury Hospital precinct.
- Westfield Tea Tree Plaza expansion and entertainment upgrades.
- Scarcity of large blocks in the inner-north-east driving buyers further out.
- Zoning changes allowing for higher density near transport hubs.
⛔ Headwinds
- Rising interest rates impacting the borrowing capacity of the typical local buyer.
- High construction costs slowing down the rate of planned subdivisions.
- Increased supply of townhouses potentially diluting unit price growth.
🔮 5-Year Outlook
Expect continued outperformance of the Adelaide average as the '20-minute city' concept makes O-Bahn suburbs highly desirable for CBD workers.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below metropolitan average
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check specific street data near the shopping precinct where opportunistic theft is more common.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Geological and structural risks dominate, with manageable environmental risks.
🌊 Flood Risk
Low risk; some localized flash flooding possible near Dry Creek during extreme events.
🔥 Bushfire Risk
Low to Moderate; proximity to the hills face means some ember attack risk in extreme conditions.
🏦 Insurance Impact
Standard premiums apply; however, structural movement exclusions are common in policies for this area.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Neighbourhood (GN)
🔲 Overlays
Affordable Housing, Hazards (Bushfire - General), Prescribed Wells Area
🏗️ Development Hotspots
Streets within 800m of the Modbury Interchange are seeing the highest subdivision activity.
Zoning allows for a variety of housing types, making it a target for 'split and build' developers.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent via O-Bahn; bus routes 500, 502, and 541 serve the area well.
🛍️ Amenity & Retail
World-class retail at TTP and local shops at Clovercrest.
🌲 Parks & Recreation
Abundant, featuring Burragah Reserve and the Dry Creek linear trail.
🏫 Schools
Modbury West School is a local highlight; Modbury High School is the primary secondary zone.
🏥 Healthcare
Exceptional; Modbury Hospital is a major public facility within the suburb.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, family-oriented demographic with a growing cohort of young professionals.
💵 Median Income
$82,500 pa
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 39
🎓 Education
High percentage of vocational and trade qualifications, with increasing tertiary education in younger arrivals.
📊 Age Distribution
High owner-occupancy rates typically correlate with better property maintenance and community stability.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on health infrastructure and retail modernization.
📈 Positive Impacts
- Modbury Hospital expansion increasing local employment.
- Tea Tree Plaza retail and dining precinct upgrades.
- O-Bahn infrastructure maintenance ensuring long-term transit reliability.
📉 Negative Impacts
- Construction noise and traffic around the hospital zone.
- Loss of 'backyard' space due to high-density infill.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Modbury
Position
South
Price
Slightly cheaper
Lifestyle
More commercial/retail focused, less residential quietude.
Best for
Investors and first home buyers.
📍Tea Tree Gully
Position
East
Price
More expensive
Lifestyle
Semi-rural feel, larger blocks, closer to the hills.
Best for
Upsizers seeking lifestyle and views.
📍Para Hills
Position
West
Price
Cheaper
Lifestyle
Further from the O-Bahn, more industrial proximity.
Best for
Budget-conscious families.
📍St Agnes
Position
North-East
Price
Comparable
Lifestyle
Quieter, less through-traffic, slightly further from TTP.
Best for
Retirees and quiet families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Highbury
SA
8.1/10
Both benefit from O-Bahn proximity and 1970s housing stock.
Windsor Gardens
SA
7.9/10
Similar infill development patterns and transport links.
Holden Hill
SA
7.4/10
Comparable price point and age of dwellings.
Banksia Park
SA
7.2/10
Similar family demographic and proximity to the hills.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its convenience and safety, often citing the O-Bahn as the primary reason for living there. There is some frustration regarding the pace of subdivision and loss of trees.
★★★★★
Convenience
I can be in the city in 20 minutes without touching my car. Everything we need is at TTP.
Transport
Amenities
★★★★☆
Value for money
We bought a 70s renovator. The block is huge, but we've had to spend a bit on fixing some cracks.
Block size
Maintenance
★★★☆☆
Change in character
Too many big houses being knocked down for two small ones. The traffic on Reservoir Road is getting worse.
Development
Traffic
★★★★★
Investment
Never had a vacancy longer than a week. Tenants love being near the hospital.
Yield
Demand
★★★★☆
Lifestyle
Great spot for hiking in the hills on weekends and easy commute during the week.
Outdoors
Commute
★★★★☆
Schools
Modbury West is a fantastic school. Very happy with the community feel here.
Education
Community
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize a professional building inspection to check for foundation movement.
- Look for properties on the 'high side' of the street to avoid drainage issues.
- Check the age of the switchboard and plumbing; many original homes need upgrades.
- Target homes within walking distance (approx. 1km) of the Modbury Interchange for best resale.
- Verify if the property contains asbestos, particularly in wet areas and eaves.
- Negotiate harder on properties with visible 'stair-step' cracking in brickwork.
❓ Questions to Ask the Agent
- Has a soil report or structural engineer's report been conducted recently?
- Are there any known issues with the plumbing or earthenware pipes?
- What is the current zoning, and are there any recent changes to subdivision minimums?
- Is the property within the Modbury High School catchment zone?
- Has the switchboard been upgraded to meet current safety standards?
- Are there any easements on the block that would restrict future building?
- What is the history of the cracking visible in the [specific room]?
- How many offers were received on the last similar property sold nearby?
🏷️ Seller Strategy
- Fix cosmetic cracks and repaint before listing to avoid scaring off first-home buyers.
- Highlight any subdivision potential (STCC) in the marketing materials.
- Ensure gardens are tidy; 'street appeal' is a major factor in this suburb.
- Provide a recent building report to build transparency and speed up the sale.
- Target the 'young family' demographic with high-quality photography of local parks.
📣 Positioning Tips
Position the property as a 'move-in ready' family home with long-term land value security. Emphasize the lifestyle benefits of the O-Bahn and TTP proximity.
💼 Investment Case
High-yield, low-vacancy play with reliable capital growth.
⚠️ Investment Risks
Higher maintenance costs on older 1970s stock; potential for oversupply of new townhouses.
📈 Action Plan
- Buy detached houses on 600sqm+ for land banking.
- Focus on the pocket between Reservoir Rd and the O-Bahn.
- Consider a minor cosmetic renovation to maximize rental return.
- Screen for tenants employed at Modbury Hospital for long-term stability.
🔑 Renter Tips
- Have your application ready before the first inspection.
- Highlight stable employment, especially if in the health or retail sectors.
- Check for heating/cooling efficiency; older homes can be expensive to climate control.
🏘️ What Renters Love Here
Excellent transit and shopping access.
⚠️ Renter Watch-Outs
Older homes may have poor insulation and higher utility bills.
🏢 Landlord Strategy
- Install efficient reverse-cycle air conditioning to attract premium tenants.
- Maintain the garden to a high standard to set the expectation for the tenant.
- Regularly check for plumbing leaks, as reactive soil can stress old pipes.
📋 Compliance & Management
Ensure all smoke alarms are interconnected and compliant with latest SA legislation; check for electrical safety switches.
🤝 Agent Insights
- Stock levels remain tight; off-market opportunities are rare but valuable.
- Buyers are increasingly wary of structural issues; transparency is key.
- The 'Modbury North' brand is currently stronger than 'Modbury' due to perceived safety.
🎯 Marketing Angles
The '20-minute commute' and 'The North-East's Retail Capital'.
👤 Target Buyer Profile
Young families (25-40) and healthcare professionals.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a comprehensive Building and Pest Inspection.
✓
Verify the property's zoning and development potential via PlanSA.
✓
Check for any registered encumbrances on the Title.
✓
Inspect the roof cavity for insulation quality and asbestos debris.
✓
Test all taps and drains for signs of slow drainage or blockages.
✓
Review the Form 1 for any cooling-off period details or hidden notices.
✓
Assess the distance to the nearest O-Bahn stop at various times of day.
✓
Check the SA Police crime map for the specific street's recent history.
✓
Confirm the school catchment via the Department for Education website.
✓
Evaluate the impact of the afternoon sun on west-facing windows.
✓
Check for signs of dampness or mould in the laundry and bathroom.
✓
Verify the functionality of the heating and cooling systems.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
