Modbury flood map & planning overlays
A planning-constraint profile of Modbury
(City of Tea Tree Gully, SA) - 3.32 km², mapped from live council and
state overlay data. This suburb is moderately constrained.
Profile updated 3 October 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
3.32 km² - this suburb is moderately constrained by planning overlays.
Elevation hillshade with street names, clipped to Modbury's boundary, with the flood, bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Modbury
Two different things, kept apart on purpose. The ANEF contour is the planning instrument - a forecast published per airport that planning schemes use to control noise-sensitive development. Observed overflight is what a sampled aircraft-tracking feed actually recorded over the suburb - where aircraft flew, how low and how often.
Observed overflight - sampled 4 Sep to 3 Oct 2026
typical observed square 3 a day
Night movements: observed, lowest 3,000 ft - night is sampled as often as day, but night traffic is light, so this is a floor and no rate can be put on it.
Traffic is sampled rather than watched continuously, so every figure is a floor: aircraft not captured between samples are not represented. Rates are per 500 m square - the busiest square in the suburb, not a count of flights over the suburb - and a square is only rated where enough traffic was seen to measure it. Altitudes are above mean sea level. Flight paths change with runway use, weather, season and airspace design. This is a record of observed traffic; it is not a noise contour and not a planning control.
Modbury at a glance
How Modbury is zoned
Selling in Modbury? The zone and overlays on this page are the Planning and Design Code controls a Form 1 vendor's statement has to disclose.
Across its 3.32 km², Modbury is moderately constrained by planning overlays. About 25% of the suburb sits within a mapped flood overlay. There are 3 heritage-listed sites on record, and the dominant land-use zone is Housing Diversity Neighbourhood. The median lot measures about 553 m² across 2,916 parcels.
Who lives in Modbury
Census 2021 figures published by the ABS for the Modbury suburb boundary itself, not a wider region.
Socio-economic standing
ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.
Score 953, and decile 4 within South Australia. The national average is 1000.
Age profile
Share of Modbury's 5,593 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Hope Valley - Modbury, the wider ABS statistical area containing Modbury. There is no annual population series published at suburb level, so this describes the surrounding area rather than Modbury itself.
16,097 in 2001 to 18,423 in 2025, up 14%.
Source: ABS Census 2021 and SEIFA 2021 (Suburbs and Localities), Regional Population (SA2), CC BY 4.0. Small counts are randomly adjusted by the ABS.
Modbury data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Bushfire-prone mapping | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Zoning | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Heritage and environment | Mapped where published | the South Australian Planning and Design Code and Location SA spatial data |
| Aircraft noise contours (ANEF) | Not held | the South Australian Planning and Design Code and Location SA spatial data, Defence |
| Observed flight paths | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 3 October 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
Check a specific Modbury address
See exactly which overlays touch a single property - the interactive map is free. Need it on paper? A full planning PDF is just $9.
Aircraft have been seen below 3,000 ft over about 32% of Modbury. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Modbury lot.
See what's in the $9 report →Modbury planning - frequently asked
Is Modbury flood-prone?
About 25% of Modbury falls within a mapped flood overlay, against the council-wide suburb average of 16%.
Is Modbury bushfire-prone?
Bushfire mapping covers Modbury and little to none of it is mapped as bushfire-prone (the City of Tea Tree Gully average is 36%).
Is Modbury under a flight path?
Aircraft were observed below 3,000 ft over about 32% of Modbury, and over about 98% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 3 Oct 2026). The lowest measured aircraft was at 1,500 ft, with an average of 3,500 ft. At the busiest point in the suburb about 101 aircraft a day were recorded passing over one 500 m square. Traffic is sampled rather than watched continuously and flight paths change with runway use, weather and season; the ANEF contour is the planning instrument.
What is the zoning in Modbury?
The dominant planning zone in Modbury is Housing Diversity Neighbourhood, though the suburb also includes General Neighbourhood and Urban Activity Centre.
Does Modbury have heritage-listed places?
Modbury has 3 heritage-listed places on record.
What is the typical lot size in Modbury?
Across 2,916 surveyed parcels in Modbury, the median lot size is about 553 m². There are also 16 registered easements mapped in the suburb.
Does Modbury have a train station?
There is no train station inside Modbury itself. The suburb is served by 61 bus stops.
What is the population of Modbury?
At the 2021 Census Modbury had 5,593 usual residents, with a median age of 37 and an average household size of 2.3 people. The wider Hope Valley - Modbury statistical area, which contains Modbury, went from 16,097 people in 2001 to 18,423 in 2025, up 14%.
Is Modbury an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Modbury scores 953 and sits in decile 4 of 10 nationally and decile 4 within South Australia (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Modbury?
Median household income in Modbury was $1,342 a week at the 2021 Census, against $1,703 for the typical suburb in City of Tea Tree Gully. Median rent was $315 a week and the median mortgage repayment $1,430 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Modbury North | 1.6 km | 13% | 0% |
| Hope Valley | 1.6 km | 11% | 4% |
| St Agnes | 2.1 km | 25% | <1% |
| Holden Hill | 2.2 km | <1% | 0% |
| Ridgehaven | 2.2 km | 14% | 0% |
| Para Vista City of Salisbury |
2.4 km | 3% | 0% |
| Valley View City of Port Adelaide Enfield |
2.5 km | 7% | 0% |
| Modbury Heights | 2.8 km | 10% | 0% |
| Dernancourt | 3.1 km | 12% | 0% |
| Gilles Plains City of Port Adelaide Enfield |
3.2 km | 4% | 0% |