Ryan Graham
15 Victoria Drive, Modbury, SA 5092
Best Offers by Tuesday, August 4th 2026 (USP)
3 1 2
Open Saturday 18 July 4:15 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Modbury — Kaurna Country
Originally established as a small farming settlement and a vital stop for bullock teams traveling to the northern mines. The suburb underwent massive transformation in the 1960s and 70s with the opening of Westfield Tea Tree Plaza and the Modbury Hospital.
Today, Modbury serves as the commercial and civic heart of the City of Tea Tree Gully, blending mid-century residential pockets with modern high-density developments near the transport interchange.
Overall Score
8.2
A highly functional suburb with exceptional infrastructure that appeals to a broad demographic.
Name Origin
Named by early settler Robert Symons Kelly after his birthplace, Modbury in Devon, England.
Established
Gazetted 1927
Transport Hub
Home to the Tea Tree Plaza Interchange, the terminus of the world-renowned O-Bahn Busway.
Retail Giant
Westfield Tea Tree Plaza is one of South Australia's largest shopping and entertainment precincts.
Green Heart
Civic Park hosts major community events and provides a significant urban green space.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.8
Steady demand driven by first-home buyers and investors seeking proximity to the O-Bahn.
Amenity
9.5
Exceptional access to retail, dining, cinema, and the Modbury Hospital medical precinct.
Schools
7.2
Solid local options including Modbury High, though some residents seek out-of-zone private alternatives.
Transport
9.2
The O-Bahn provides a 15-20 minute direct commute to the Adelaide CBD, a major value driver.
Risk Profile
8.5
Low environmental risk, though buyers must check specific flood overlays near Dry Creek.
Liveability
8.8
High convenience with everything from healthcare to recreation within a 2km radius.
Demographics
7.5
A balanced mix of long-term retirees and an increasing influx of young professional families.
Rental Demand
8.4
Very high due to the proximity of the hospital (staff) and easy CBD access (commuters).
Growth Potential
7.6
Strong, supported by ongoing upgrades to the Tea Tree Plaza precinct and hospital expansion.
Affordability
6.8
Becoming more expensive relative to the northern plains but still offers value compared to the eastern suburbs.
Crime & Safety
7.4
Generally safe, with typical suburban issues concentrated mostly around the major commercial car parks.
Walkability
7.9
Excellent in the central 'Golden Triangle' near the plaza, decreasing in the hilly residential fringes.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$785,000
Consistent 5-year growth
CBD Commute
18 mins
Via O-Bahn Busway
Healthcare
Modbury Hospital
Major regional facility
Rental Yield
4.2%
Strong for houses
Family Ratio
68%
High family occupancy
Walk Score
79
Near TTP Precinct
✅ Key Advantages
- Unbeatable public transport via the O-Bahn Busway to Adelaide CBD.
- Walking distance to Westfield Tea Tree Plaza's retail and dining precinct.
- Proximity to Modbury Hospital and surrounding specialist medical suites.
- Abundant parklands including Civic Park and the Dry Creek corridor.
- Diverse housing stock from 1960s renovators to modern townhouses.
⚠️ Key Watch-Outs
- Traffic congestion on North East Road and Smart Road during peak hours.
- Increasing noise levels near the O-Bahn track and major intersections.
- Some older housing stock requires significant asbestos remediation and electrical upgrades.
- Flood overlays affect specific properties adjacent to the Dry Creek catchment.
- Competition from developers for large blocks can drive up prices for families.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Regional Hub
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1960s-70s brick homes, modern subdivided townhouses, and low-rise apartments.
Dominant dwelling stock.
💰 Price Range
$550k (Units) – $950k+ (Renovated Houses)
Typical entry to ceiling.
💡 Why It Matters
Modbury is the primary service center for the North-East. Its infrastructure makes it 'recession-resistant' as the hospital and retail sectors provide stable local employment and constant rental demand.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$785,000
$720k – $980k
🏢 Unit Median
$515,000
$440k – $590k
📈 Price Trend
+7.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $460pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-2021 surge but continue to outperform the wider Adelaide average due to the suburb's unique infrastructure advantages.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% below Adelaide metro median
Price comparison
📋 Income Ratio
7.4x 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, Modbury remains an accessible entry point for families compared to nearby Campbelltown or Highbury.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.8%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Medical professionals, young couples commuting to the CBD, and small families.
💼 Investor Outlook
Extremely stable. The proximity to the hospital ensures a constant stream of high-quality professional tenants, while the O-Bahn attracts CBD workers.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.2%
1-Year Growth
+24% cumulative
3-Year Growth
+54% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of the Modbury Hospital clinical services.
- State government investment in O-Bahn fleet and frequency.
- Continued redevelopment of older 700sqm+ blocks into multiple dwellings.
- Upgrades to the Tea Tree Plaza entertainment and dining precinct.
⛔ Headwinds
- Higher interest rate environment impacting first-home buyer borrowing capacity.
- Potential oversupply of townhouses in specific pockets reducing land-value scarcity.
- Rising construction costs for those looking to subdivide.
🔮 5-Year Outlook
Modbury is expected to transition into a more urbanized 'satellite city' model. Expect steady capital growth as the suburb becomes the primary high-density living option for the North-East.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.2
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
In line with metro averages for similar commercial hubs
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check the specific street's proximity to the shopping center car parks where opportunistic theft is more common.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low environmental risk overall, with primary concerns related to urban planning and localized flooding.
🌊 Flood Risk
Properties near the Dry Creek corridor are subject to 1-in-100 year flood overlays. Check the SA Flood Awareness Map.
🔥 Bushfire Risk
Low risk for the majority of Modbury; however, properties on the eastern fringe near Vista should maintain basic awareness.
🏦 Insurance Impact
Standard premiums apply for most; minor loading may occur for properties in designated flood zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Neighbourhood (GN)
🔲 Overlays
Affordable Housing, Hazards (Flooding), Urban Tree Canopy
🏗️ Development Hotspots
Streets within 800m of the O-Bahn Interchange are seeing high rates of 1-into-3 townhouse developments.
The City of Tea Tree Gully's planning scheme encourages higher density near transport, which protects land value but may impact privacy for existing single-story homes.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Exceptional via O-Bahn; multiple bus feeder routes serve the internal streets.
🛍️ Amenity & Retail
Top-tier; Westfield provides almost all retail needs within the suburb.
🌲 Parks & Recreation
Excellent; Civic Park is a regional destination, and the Modbury Sporting Club offers great facilities.
🏫 Schools
Good; Modbury High is well-regarded, and several primary schools are within walking distance.
🏥 Healthcare
Superior; Modbury Hospital is a major public facility with 24/7 emergency services.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diversifying community where traditional 'empty nesters' are being replaced by young families and professionals.
💵 Median Income
$82,500 pa
🏠 Ownership
38% owned outright, 35% mortgaged, 27% renting
🎂 Age Profile
Median age 39
🎓 Education
Increasing percentage of tertiary-educated residents, particularly in the healthcare sector.
📊 Age Distribution
The high percentage of owner-occupiers and mortgage holders indicates a stable, invested community with low transience.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on healthcare infrastructure and retail modernization.
📈 Positive Impacts
- Modbury Hospital multi-stage upgrade increasing local employment.
- Tea Tree Plaza 'Level 2' dining precinct expansion.
- Smart Road 'Main Street' urban design improvements.
📉 Negative Impacts
- Construction noise and detours around the hospital precinct.
- Loss of mature canopy trees due to residential subdivision.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Tea Tree Gully
Position
East
Price
Similar to slightly higher
Lifestyle
More 'hills' feel, larger blocks, less walkable.
Best for
Nature lovers and those wanting more space.
📍Modbury North
Position
North
Price
10% cheaper
Lifestyle
Purely residential, further from the O-Bahn.
Best for
Budget-conscious families.
📍Highbury
Position
South
Price
15-20% more expensive
Lifestyle
Prestige river-side location, very quiet.
Best for
Upgraders seeking premium views.
📍St Agnes
Position
North-East
Price
Similar
Lifestyle
Quiet pocket, good schools, less retail bustle.
Best for
Families seeking a quieter suburban life.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Marion
SA
8.1/10
Major retail hub (Westfield Marion) with strong transport links and a regional hospital nearby.
Mitcham
SA
8.5/10
Combines heritage feel with a major shopping precinct and strong rail access.
Chermside
QLD
8.3/10
The 'Modbury of Brisbane'—major Westfield, hospital precinct, and bus interchange.
Ringwood
VIC
8.4/10
Major shopping (Eastland), transport interchange, and a mix of old/new housing.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the 'everything at your doorstep' lifestyle. While some lament the loss of large backyards, the convenience of the O-Bahn and Plaza is considered a fair trade-off.
★★★★★
Convenience
I can walk to the shops, the library, and the doctor. I haven't used my car on a weekday in years thanks to the O-Bahn.
Walkability
Transport
★★★★☆
Market Entry
It's getting pricier, but for a solid brick home on a decent block so close to the city, it's still the best value in the North-East.
Value
Price Growth
★★★★★
Work-Life Balance
Living five minutes from the hospital means no commute stress. The new dining area at TTP is great for after-shift drinks.
Employment
Lifestyle
★★★☆☆
Change in Character
Too many townhouses going up now. The traffic on Smart Road is becoming a nightmare compared to ten years ago.
Development
Traffic
★★★★★
Investment
Zero vacancy rate. I always get multiple applications from nurses or CBD professionals within days of listing.
Rental Yield
Demand
★★★★☆
Family Friendly
Civic Park is amazing for the kids, and the library programs are top-notch. Just wish the high school was ranked a bit higher.
Parks
Schools
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within 1km of the O-Bahn Interchange for maximum capital growth.
- Check for 'General Neighbourhood' zoning if you plan to subdivide in the future.
- Inspect older homes specifically for asbestos in wet areas and eaves.
- Verify if the property falls within the Dry Creek flood catchment area.
- Look for homes with north-facing backyards to maximize light in the hilly terrain.
- Attend an auction to gauge the true depth of developer interest in the street.
❓ Questions to Ask the Agent
- Is this property located within a designated flood overlay or catchment area?
- What is the current zoning, and are there any recent changes to the City of Tea Tree Gully development plan?
- Are there any planned major developments or subdivisions on the immediate neighboring blocks?
- Has the home been tested for asbestos, particularly in the wet areas?
- What are the most recent comparable sales for un-renovated homes on similar block sizes?
- How noisy is the O-Bahn or North East Road traffic from the backyard during peak hours?
- Are there any easements on the title that would prevent future extensions or a pool?
🏷️ Seller Strategy
- Highlight the 'walkability' to Tea Tree Plaza in all marketing materials.
- Ensure gardens are tidy; buyers in this area value outdoor entertaining space.
- If selling a large block, obtain a basic planning feasibility report to attract developers.
- Minor kitchen and bathroom refreshes yield high returns in this price bracket.
- Target CBD commuters by emphasizing the 18-minute O-Bahn transit time.
📣 Positioning Tips
Position the property as a 'lifestyle choice' that bridges the gap between suburban space and urban convenience. Emphasize the proximity to major employment hubs like the hospital.
💼 Investment Case
High-yield, low-vacancy play with strong capital growth prospects.
⚠️ Investment Risks
Over-capitalizing on renovations in streets with high townhouse density.
📈 Action Plan
- Target 3-bedroom brick homes on 600sqm+ blocks.
- Focus on properties within walking distance of the hospital for medical staff tenants.
- Consider a 'buy and hold' strategy with a future view to subdivide.
- Ensure the property has off-street parking, as street parking is becoming tighter.
🔑 Renter Tips
- Apply with a cover letter if you work at Modbury Hospital; it's highly regarded by local agents.
- Check the proximity to the O-Bahn track for noise if you are a light sleeper.
- Be ready to move fast; properties often lease after the first inspection.
🏘️ What Renters Love Here
Unrivaled access to shops and transport.
⚠️ Renter Watch-Outs
Limited street parking in newer townhouse developments.
🏢 Landlord Strategy
- Include garden maintenance in the rent to protect your asset's street appeal.
- Install high-quality cooling; the Adelaide North-East can get very hot in summer.
- Consider long-term leases for medical professionals.
📋 Compliance & Management
Ensure all smoke alarms and electrical safety switches meet current SA standards before leasing.
🤝 Agent Insights
- The 'Golden Triangle' between North East Rd, Smart Rd, and McIntyre Rd remains the highest demand pocket.
- Buyers are increasingly wary of flood zones; have the council maps ready.
- First-home buyers are being outbid by interstate investors looking for yield.
🎯 Marketing Angles
The '18-minute CBD commute' and 'Westfield at your doorstep' are the two most powerful hooks.
👤 Target Buyer Profile
Young professional couples, hospital staff, and savvy local developers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check SA Flood Awareness Map for Dry Creek proximity.
✓
Verify zoning via the PlanSA portal.
✓
Obtain a building and pest inspection focusing on 1970s construction issues.
✓
Review the Form 1 for any undisclosed encumbrances or liens.
✓
Confirm school catchment zones via the Department for Education website.
✓
Test all air conditioning units (essential for the North-East climate).
✓
Check for any significant trees protected under council canopy laws.
✓
Verify the distance to the nearest O-Bahn feeder bus stop.
✓
Assess the condition of the electrical switchboard and wiring.
✓
Investigate any planned upgrades to Modbury Hospital that may affect local traffic.
✓
Check the NBN connection type (FTTP is preferred for remote work).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on historical data and projected market trends as of March 2026. It does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
