Modbury vs St Agnes.
Comparing two suburbs with median house prices of $900,000 and $845,000.
St Agnes (median $845,000) is roughly 7% cheaper to buy into than Modbury ($900,000). Over the past year, Modbury (+17.3%) ran 7.2 percentage points ahead of St Agnes (+10.1%) on house-price growth.
Modbury scores higher on walkability (74/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving St Agnes (1036) sits above Modbury (1021). St Agnes skews owner-occupied (82%), Modbury runs more rental-dense (63% owner).
For buyers
St Agnes is the lower entry point at $845,000 median, 7% 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: St Agnes delivers the better gross yield (3.88% vs 3.76%), 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
St Agnes edges out on average school ICSEA (1036 vs 1021).
Common questions
Is Modbury or St Agnes cheaper to buy in?
St Agnes has the lower median house price at $845,000, roughly 7% 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 or St Agnes?
Over the past 12 months, Modbury grew +17.3% vs +10.1% in St Agnes, a gap of 7.2 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 or St Agnes have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), St Agnes scores 1036 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, Modbury or St Agnes?
Modbury scores 74/100 on walkability vs 6/100. 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 or St Agnes?
Gross rental yield on houses is 3.88% in St Agnes vs 3.76% 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.
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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