Holden Hill vs Modbury.
Comparing two suburbs with median house prices of $942,750 and $900,000.
Modbury (median $900,000) is roughly 5% cheaper to buy into than Holden Hill ($942,750). Over the past year, Holden Hill (+22.4%) ran 5.1 percentage points ahead of Modbury (+17.3%) on house-price growth.
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
Modbury is the lower entry point at $900,000 median, 5% 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: Modbury delivers the better gross yield (3.76% vs 3.36%), but Holden Hill 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).
Common questions
Is Holden Hill or Modbury cheaper to buy in?
Modbury has the lower median house price at $900,000, roughly 5% below Holden Hill ($942,750). 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, Holden Hill grew +22.4% vs +17.3% in Modbury, a gap of 5.1 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 3.76% in Modbury vs 3.36% in Holden Hill. 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.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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