Modbury vs Port Adelaide

The median house price is $860K in Modbury and $870K in Port Adelaide, so Modbury is the cheaper entry point, with Port Adelaide houses about 1% dearer.

For units, Modbury sits at a median of $720K against $700K in Port Adelaide, which makes Port Adelaide the more affordable unit market and Modbury the pricier one.

On cash flow, Port Adelaide leads: houses there return a gross rental yield of 3.90%, compared with 3.70% in Modbury, a gap of 0.20 percentage points.

Over the past year house prices moved +12.6% in Modbury and +15.3% in Port Adelaide (an estimate), so recent momentum favours Port Adelaide, although both suburbs recorded growth.

Rental vacancy is 0.6% in Port Adelaide and 1.1% in Modbury, so landlords in Port Adelaide face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Modbury is the bigger suburb, with a population of 5,593 against 1,338, roughly 4.2 times the size of Port Adelaide; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Port Adelaide for rental income, Modbury for a lower purchase price, Port Adelaide for recent price momentum, Port Adelaide for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.