SA Property Spotlight
Modbury property and home loan guide
Modbury sits about 13 km north-east of Adelaide's city centre, at the end of the O-Bahn busway. It's home to Tea Tree Plaza, Modbury Hospital and the City of Tea Tree Gully's council chambers. Separate houses made up 75.3% of homes in the 2021 Census and 31.2% of homes were rented. The median weekly rent was $315. For buyers the questions tend to be about older houses, units and townhouses and investment loans close to transport and shops.
Information last updated 3 November 2026
Market snapshot
| Houses | Units | Source | |
|---|---|---|---|
| Share of homes | 75.3% separate houses, 18.5% terraces and townhouses | 5.6% flats and apartments | ABS Census 2021 (Modbury) |
In the 2021 Census, 62.7% of Modbury homes were owned outright or with a mortgage and 31.2% were rented. The median weekly rent across all homes was $315 (ABS). Rents by bedroom aren't shown for this area. Sale prices will be added once licensed figures are available.
Figures are a guide only and change over time. Past movements in values and rents don't predict future results.
Living in Modbury
R. S. Kelly named the area Modbury on 1 September 1840, after his home town in Devon. Robert Simon Kelly bought Upper Dry Creek in 1842 and the village grew from 1857. In September 1858 William Stoneham sought a general licence for the Modbury Hotel.
Modbury Hospital opened in 1973. The O-Bahn busway reached the Tea Tree Plaza interchange on 20 August 1989, putting Modbury at the end of one of Adelaide's main transport links to the city.
Transport
- The O-Bahn busway ends at the Tea Tree Plaza interchange, with express buses to the city.
- Other Adelaide Metro buses connect Modbury with the surrounding suburbs.
- In the 2021 Census 12.4% of working residents used public transport to get to work, including 10.5% by bus.
- Plan trips on the Adelaide Metro journey planner.
Schools
Modbury High School and Modbury West Primary School are government schools in the suburb. Other government and non-government schools are in the neighbouring suburbs.
Zones change, so check with the SA Department for Education for any address before you buy.
Shopping and dining
Tea Tree Plaza is the area's main shopping centre, next to the O-Bahn interchange. Smaller local shops and services are spread around the suburb.
Parks and recreation
- Civic Park, across the road from Tea Tree Plaza, is popular for barbecues and picnics.
- Local clubs include the Modbury Hawks (football), Modbury Jets (soccer) and the Modbury tennis and bowling clubs.
Lifestyle
Modbury suits people who want a well-serviced suburb with a quick bus link to the city. Shops, a hospital and council services are all close by. In 2021, 63.4% of households were families and the median age was 37.
Modbury
Did you know?
Named after Devon
R. S. Kelly named the area Modbury on 1 September 1840, after his home town of Modbury in Devon.
A pub licence from 1858
In September 1858 William Stoneham asked the district council for a general licence for the Modbury Hotel, one year after the village took shape.
The end of the line
The O-Bahn's first stage opened on 9 March 1986. Stage two reached the Tea Tree Plaza interchange in Modbury on 20 August 1989.
Source: Wikipedia: O-Bahn Busway
A hospital from 1973
Modbury Hospital, a public general hospital, opened in 1973.
Source: Wikipedia: Modbury Hospital
Property types
Modbury's housing is mostly houses with a solid share of townhouses and units.
- Houses make up 75.3% of homes, from older family homes to newer builds.
- Semi-detached homes, terraces and townhouses make up 18.5%.
- Flats and apartments make up 5.6%.
- Size: 16.1% of homes have four or more bedrooms.
Check zoning and any overlays on the SA Property and Planning Atlas (SAPPA) or through PlanSA.
What lenders look at in Modbury
Modbury is an established north-eastern suburb with a mix of houses, townhouses and units. Here's what tends to come up with lenders.
Older houses
Many Modbury homes are older houses. Valuers look at condition and any work needed. A building and pest inspection helps you avoid surprises at valuation.
Townhouses and subdivided blocks
Some older blocks have been split for townhouses. Lenders check whether the title is Torrens, strata or community title and read any strata records.
Unit size and strata
One LMI provider's public guidelines need units to have at least 30 m2 of living area, excluding balconies and car space. Lenders also read the strata records, so ask for the strata search early and check the levies and any planned works.
Investment loans
With 31.2% of homes rented in 2021, many buyers here are investors. Lenders assess rental income at a discount and look at your other debts. Investment loans can have different deposit requirements.
Postcode 5092
Modbury shares postcode 5092 with Modbury North and Modbury Heights. It isn't on one LMI provider's lists of excluded or single-industry postcodes.
Lender and LMI policies differ between lenders and change often. This is a general guide based on public lender and LMI information checked 3 November 2026. We can check current policy for the property you're looking at before you apply.
Buying in Modbury
In Modbury the property's age and title type shape most purchases. Older houses can need work and many townhouses and units sit in strata or community title groups. A building inspection and the strata records before you make an offer save time.
First home buyers
Modbury's houses, townhouses and units give first home buyers a range of options close to transport. A family guarantee may help some buyers with a smaller deposit.
Getting pre-approval before you look tells you your range. For government schemes, price caps and grants, see our first home buyer page for current details.
Upgraders
Many Modbury buyers are moving from a unit to a house or into a larger home nearby. If you're buying before you sell, ask about bridging finance early. Older homes often need work, so budget for a building and pest inspection and any renovation you have in mind.
Deposit and costs
On top of your deposit, allow for:
- stamp duty (transfer duty) under South Australia rules, with concessions for some first home buyers (see RevenueSA)
- conveyancing and legal fees
- building and pest inspections
- strata or body corporate searches for units and townhouses
- lenders mortgage insurance (LMI) if you borrow more than 80% of the property's value
Our calculators give you a starting figure. Stamp duty rules differ between states, so check the South Australia rules for your purchase.
Investing in Modbury
In 2021, 31.2% of Modbury's homes were rented and the median weekly rent was $315. Lenders assess rental income at a discount. Investment loans can have different deposit requirements. Strata levies, land tax and vacancy all affect the numbers. See our property investment page.
Lender considerations
Modbury purchases often involve older houses, units and investment loans. Lenders look at your income, the property's condition and the title type. Time Home Loans is Brisbane-based and works with Modbury buyers by phone and video.
Thinking about buying in Modbury?
Talk it through with a Brisbane broker before you sign a contract. We can check the property you're looking at against lender policy.
Frequently asked questions
Is Modbury mostly houses?
Yes. In the 2021 Census 75.3% of homes were separate houses, 18.5% were townhouses or semi-detached homes and 5.6% were flats or apartments.
How do you get from Modbury to the city?
The O-Bahn busway runs from the Tea Tree Plaza interchange to the city. In 2021, 12.4% of working residents used public transport to get to work.
Are there schools in Modbury?
Yes. Modbury High School and Modbury West Primary School are in the suburb. Check school zones with the SA Department for Education for any address.
Can I buy in Modbury with a small deposit?
Possibly, depending on your income, the price and the lender. Some buyers use a family guarantee. Lenders mortgage insurance usually applies if you borrow more than 80% of the value.
Can a Brisbane mortgage broker help me buy in Modbury?
Yes. Time Home Loans is based in Brisbane and works with clients across Australia by phone and video. Lender policy is national, so the same lenders and products are available to Modbury buyers. Stamp duty, grants and first home buyer concessions follow South Australian rules, so we check those for your purchase. We don't have an office in Modbury or South Australia.
What costs should I budget for on top of the deposit?
Stamp duty under South Australian rules, conveyancing, building and pest inspections and lenders mortgage insurance if you borrow more than 80% of the value. Strata searches apply to units and many townhouses. The calculators on our site give you a starting figure.
General information only. This page provides general information and doesn't take into account your objectives, financial situation or needs. Consider whether it's appropriate for you and seek advice before making a decision. Market figures are a guide only and change over time. Past movements in values and rents don't predict future results.
Time Home Loans Pty Ltd ACN 161 695 012, Credit Representative 529395 is authorised under Australian Credit Licence 384324.