Valley View vs Modbury North.
Comparing two suburbs with median house prices of $920,000 and $886,500. Modbury North edges out on more headline metrics in this comparison.
Modbury North (median $886,500) is roughly 4% cheaper to buy into than Valley View ($920,000). Over the past year, Modbury North (+21.3%) ran 6.7 percentage points ahead of Valley View (+14.6%) on house-price growth.
Modbury North scores higher on walkability (16/100 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 Valley View (1012).
For buyers
Modbury North is the lower entry point at $886,500 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Modbury North carries both higher gross yield (3.52% vs 3.48%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Modbury North edges out on average school ICSEA (1015 vs 1012).
Common questions
Is Valley View or Modbury North cheaper to buy in?
Modbury North has the lower median house price at $886,500, roughly 4% below Valley View ($920,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Valley View or Modbury North?
Over the past 12 months, Modbury North grew +21.3% vs +14.6% in Valley View, a gap of 6.7 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 Valley View or Modbury North have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Modbury North scores 1015 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, Valley View or Modbury North?
Modbury North scores 30/100 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, Valley View or Modbury North?
Gross rental yield on houses is 3.52% in Modbury North vs 3.48% 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.
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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