Holden Hill vs Modbury
Holden Hill (median $870,500) is roughly 1% cheaper to buy into than Modbury ($880,000). Over the past year, Modbury (+13.5%) ran 6.1 percentage points ahead of Holden Hill (+7.4%) on house-price growth.
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Holden Hill and Modbury side by side
| Measure | Holden Hill | Modbury |
|---|---|---|
| Price and market | ||
| Median house | $870,500 | $880,000 |
| Median unit | $237,600 | $233,280 |
| House price change, 12 months | +7.4% | +13.5% |
| Renting | ||
| House rent | $650/wk | $600/wk |
| Unit rent | $500/wk | $497/wk |
| Owner occupied | 62.0% | 63.0% |
| Renter occupied | 35.0% | 31.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1022 | 1021 |
| Lifestyle and people | ||
| Walk score | 20 | 74 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 3,716 | 5,593 |
| Median age | 37 | 37 |
| Climate | ||
| Annual rainfall | 505 mm | 578 mm |
| Mean max, January | 30.0°C | 29.8°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Modbury scores higher on walkability (20/100 vs 74/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Holden Hill (1022) sits above Modbury (1021).
- For buyers
- Holden Hill is the lower entry point at $870,500 median, 1% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Holden Hill delivers the better gross yield (3.88% vs 3.55%), but Modbury has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Holden Hill edges out on average school ICSEA (1022 vs 1021).
Holden Hill vs Modbury: common questions
Is Holden Hill or Modbury cheaper to buy in?
Holden Hill has the lower median house price at $870,500, roughly 1% below Modbury ($880,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Holden Hill or Modbury?
Over the past 12 months, Modbury grew +13.5% vs +7.4% in Holden Hill, a gap of 6.1 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Holden Hill or Modbury have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Holden Hill scores 1022 vs 1021 in Modbury. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Holden Hill or Modbury?
Modbury scores 74/100 on walkability vs 20/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Holden Hill or Modbury?
Gross rental yield on houses is 3.88% in Holden Hill vs 3.55% in Modbury. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
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