Bethany vs Modbury Heights
Property investment comparison - Bethany, SA 5352 vs Modbury Heights, SA 5092
Head-to-head across core investment metrics: Bethany wins 2, Modbury Heights wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Bethany | Modbury Heights |
|---|---|---|
| Median house price | $1M | $985K |
| Median unit price | $415K | - |
| Gross rental yield (houses) | 3.30% | 3.60% |
| Gross rental yield (units) | 5.33% | 4.50% |
| 1-year house growth | - | +14.1% |
| 3-year house growth | - | +36.3% |
| Vacancy rate | 0.0% | 0.9% |
| Population | 146 | 6,995 |
Bethany vs Modbury Heights: what the numbers say
The median house price is $1M in Bethany and $985K in Modbury Heights, so Modbury Heights is the cheaper entry point, with Bethany houses about 2% dearer.
On cash flow, Modbury Heights leads: houses there return a gross rental yield of 3.60%, compared with 3.30% in Bethany, a gap of 0.30 percentage points.
Rental vacancy is 0.0% in Bethany and 0.9% in Modbury Heights, so landlords in Bethany face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Modbury Heights is the bigger suburb, with a population of 6,995 against 146, roughly 48 times the size of Bethany; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Modbury Heights for rental income, Modbury Heights for a lower purchase price, Bethany for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Modbury Heights, SA 5092
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