Modbury North vs Modbury.
Comparing two suburbs with median house prices of $886,500 and $900,000.
Modbury North (median $886,500) is roughly 2% cheaper to buy into than Modbury ($900,000). Over the past year, Modbury North (+21.3%) ran 4.0 percentage points ahead of Modbury (+17.3%) on house-price growth.
Modbury scores higher on walkability (30/100 vs 74/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Modbury (1021) sits above Modbury North (1015). Modbury North skews owner-occupied (80%), Modbury runs more rental-dense (63% owner).
For buyers
Modbury North is the lower entry point at $886,500 median, 2% 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 3.52%), but Modbury North 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 edges out on average school ICSEA (1021 vs 1015). Modbury North also has a higher family-household share (77% vs 63%), so the catchment community skews family-heavy.
Common questions
Is Modbury North or Modbury cheaper to buy in?
Modbury North has the lower median house price at $886,500, roughly 2% below Modbury ($900,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Modbury North or Modbury?
Over the past 12 months, Modbury North grew +21.3% vs +17.3% in Modbury, a gap of 4.0 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 Modbury North or Modbury have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Modbury scores 1021 vs 1015 in Modbury North. 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, Modbury North or Modbury?
Modbury scores 74/100 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, Modbury North or Modbury?
Gross rental yield on houses is 3.76% in Modbury vs 3.52% in Modbury North. 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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