Modbury vs Valley View
Modbury (median $880,000) is roughly 8% cheaper to buy into than Valley View ($960,000). Over the past year, Valley View (+19.6%) ran 6.1 percentage points ahead of Modbury (+13.5%) on house-price growth.
Buying in Modbury or Valley View?
Selling in Modbury? The free selling guide
Modbury and Valley View side by side
| Measure | Modbury | Valley View |
|---|---|---|
| Price and market | ||
| Median house | $880,000 | $960,000 |
| Median unit | $233,280 | $226,800 |
| House price change, 12 months | +13.5% | +19.6% |
| Renting | ||
| House rent | $600/wk | $650/wk |
| Unit rent | $497/wk | $445/wk |
| Owner occupied | 63.0% | 78.0% |
| Renter occupied | 31.0% | 20.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1021 | 1012 |
| Lifestyle and people | ||
| Walk score | 74 | 16 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 5,593 | 6,405 |
| Median age | 37 | 39 |
| Climate | ||
| Annual rainfall | 578 mm | 505 mm |
| Mean max, January | 29.8°C | 30.0°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 (74/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Modbury (1021) sits above Valley View (1012). Valley View skews owner-occupied (78%), Modbury runs more rental-dense (63% owner).
- For buyers
- Modbury is the lower entry point at $880,000 median, 8% 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 (3.55% vs 3.52%), but Valley View 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 1012). Valley View also has a higher family-household share (75% vs 63%), so the catchment community skews family-heavy.
Modbury vs Valley View: common questions
Is Modbury or Valley View cheaper to buy in?
Modbury has the lower median house price at $880,000, roughly 8% below Valley View ($960,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Modbury or Valley View?
Over the past 12 months, Valley View grew +19.6% vs +13.5% in Modbury, 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 Modbury or Valley View have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Modbury scores 1021 vs 1012 in Valley View. 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 Valley View?
Modbury scores 74/100 on walkability vs 16/100. 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 Valley View?
Gross rental yield on houses is 3.55% in Modbury vs 3.52% in Valley View. 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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