Ingle Farm vs Modbury North.
Comparing two suburbs with median house prices of $895,000 and $905,000. Ingle Farm edges out on more headline metrics in this comparison.
Ingle Farm (median $895,000) is roughly 1% cheaper to buy into than Modbury North ($905,000). Over the past year, Ingle Farm (+21.8%) ran 5.6 percentage points ahead of Modbury North (+16.2%) on house-price growth.
Ingle Farm scores higher on walkability (78/100 vs 30/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Modbury North (1015) sits above Ingle Farm (1004). Modbury North skews owner-occupied (80%), Ingle Farm runs more rental-dense (70% owner).
For buyers
Ingle Farm is the lower entry point at $895,000 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: Modbury North delivers the better gross yield (3.71% vs 3.49%), but Ingle Farm 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
Modbury North edges out on average school ICSEA (1015 vs 1004).
Common questions
Is Ingle Farm or Modbury North cheaper to buy in?
Ingle Farm has the lower median house price at $895,000, roughly 1% below Modbury North ($905,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ingle Farm or Modbury North?
Over the past 12 months, Ingle Farm grew +21.8% vs +16.2% in Modbury North, a gap of 5.6 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 Ingle Farm or Modbury North have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Modbury North scores 1015 vs 1004 in Ingle Farm. 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, Ingle Farm or Modbury North?
Ingle Farm scores 78/100 on walkability vs 30/100. 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, Ingle Farm or Modbury North?
Gross rental yield on houses is 3.71% in Modbury North vs 3.49% in Ingle Farm. 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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