Numulgi vs Modanville.
Comparing two suburbs with median house prices of $1,250,000 and $970,500. Modanville edges out on more headline metrics in this comparison.
Modanville (median $970,500) is roughly 29% cheaper to buy into than Numulgi ($1,250,000). Over the past year, Modanville (+22.1%) ran 22.1 percentage points ahead of Numulgi (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Numulgi (1030) sits above Modanville (1016).
For buyers
Modanville is the lower entry point at $970,500 median, 29% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Modanville carries both higher gross yield (1.66% vs 1.29%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Numulgi edges out on average school ICSEA (1030 vs 1016).
Common questions
Is Numulgi or Modanville cheaper to buy in?
Modanville has the lower median house price at $970,500, roughly 29% below Numulgi ($1,250,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Numulgi or Modanville?
Over the past 12 months, Modanville grew +22.1% vs 0% in Numulgi, a gap of 22.1 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 Numulgi or Modanville have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Numulgi scores 1030 vs 1016 in Modanville. 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 suburb has higher rental yield, Numulgi or Modanville?
Gross rental yield on houses is 1.66% in Modanville vs 1.29% in Numulgi. 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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