Mortgage Advice in Modbury: Property, Schools & Local Area Guide
Modbury
A buyer’s guide to Modbury — property prices and council tax, schools and their real Ofsted position, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why Modbury
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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That’s Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, award-winning, FCA-regulated mortgage advisers, with no obligation.
Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them. This guide is information, not financial or mortgage advice.
Mortgage Advice in Modbury: Property, Schools & Local Area Guide
Whether you’re buying your first home in Modbury, remortgaging, upsizing or simply researching this characterful hilltop market town — a steep main street of slate-hung Georgian houses in the rural South Hams, famous as the first town in Europe to ban single-use plastic bags — this guide covers what buyers and homeowners actually want to know, including the honest points on prices, the more affordable and full-time South Hams community, the lack of a railway and healthcare.
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Quick answers about Modbury
Click any question to expand the full detail and sources.
Is Modbury a good place to live?⌄
Yes — a characterful, more affordable and genuinely full-time South Hams market town, well placed for Plymouth and the coast.
Yes — Modbury is widely seen as a good place to live for people who want a characterful, down-to-earth country town in the beautiful South Hams (PL21). It is a historic hilltop wool and market town, its steep main street lined with slate-hung Georgian houses, independent shops, pubs and a primary school, on the A379 between Kingsbridge and Plymouth. Unlike the coastal resorts of Salcombe and Dartmouth, Modbury is a genuine full-time community and far more affordable, while still being within easy reach of Plymouth, the A38, the South Devon coast and Dartmoor. The honest points to weigh are that it has no railway station (the nearest are at Ivybridge and Totnes), that as a small rural town it has limited services (a primary school but no secondary, so children travel to Ivybridge or Kingsbridge), and that the nearest full (Type-1) A&E is a drive away at Plymouth or Torbay.
Sources: southdevonaonb.org.uk | en.wikipedia.org/wiki/Modbury
Is Modbury expensive?⌄
Moderately — a sought-after country town, but far more affordable than the coast; averages often £350,000–£450,000.
Modbury is a sought-after but relatively down-to-earth market town for the South Hams — more affordable than the coastal resorts of Salcombe and Dartmouth, and a genuine full-time community rather than a second-home town. Its character, its Georgian streets and its position within reach of Plymouth and the coast all support steady demand. Overall averages in the town are often in the region of £350,000 to £450,000. Cottages, terraces and flats offer the more accessible ways in (often around £250,000–£330,000), semis and family houses sit in the middle, and larger detached and period homes and those in the surrounding countryside run beyond £550,000. Always verify current prices via Land Registry data or independent valuation advice for the exact property.
Sources: rightmove.co.uk — Modbury | landregistry.data.gov.uk
What is Modbury known for?⌄
Its slate-hung Georgian main street, Modbury Fair, and being the first town in Europe to ban single-use plastic bags.
Modbury is known as a characterful historic wool and market town, and for one genuine claim to fame: in 2007 it became the first town in Europe to ban single-use plastic bags, after a local campaign, putting the town in the news around the world. Its steep main street of distinctive slate-hung Georgian houses, its independent shops and pubs, and Modbury Fair each May all give it a strong sense of place. It grew wealthy on the medieval wool trade, and its Georgian frontages date from that prosperity. It is also well placed as a rural South Hams town within reach of Plymouth, the A38, the South Devon coast at Bigbury and Burgh Island, and Dartmoor.
Sources: en.wikipedia.org/wiki/Modbury
Does Modbury have a railway or a secondary school?⌄
No to both — nearest stations Ivybridge and Totnes; secondary at Ivybridge or Kingsbridge.
No on both counts, and both are honest points. Modbury has no railway station — the nearest mainline stations are at Ivybridge (around 15–20 minutes away) and Totnes, both on the Great Western route — so it is a car-dependent town, though Plymouth and the A38 are within easy reach. And as a small rural town Modbury has a primary school but no secondary school: secondary-age children travel to Ivybridge Community College or Kingsbridge Community College, each around fifteen to twenty-five minutes away by road or bus. For many families that is a normal part of rural South Hams life, but it is worth planning for, along with the school run and admissions.
Sources: reports.ofsted.gov.uk — Ivybridge Community College
Where is the nearest A&E to Modbury?⌄
Derriford Hospital (Plymouth) — the closest of the South Hams towns — or Torbay; Kingsbridge has a Minor Injuries Unit.
Modbury does not have its own major (Type-1) A&E, but of the South Hams towns it is one of the better placed. The nearest 24-hour Accident & Emergency department is at Derriford Hospital in Plymouth, to the west, around a 30–40 minute drive via the A379 and A38 — closer than for Kingsbridge, Salcombe or Dartmouth. Torbay Hospital in Torquay is an alternative to the north-east, a longer drive. Kingsbridge’s community hospital, South Hams Hospital, has a Minor Injuries Unit for many minor injuries and ailments, around twenty minutes away. As NHS services can be reconfigured and travel times vary, always confirm the nearest current A&E and the arrangements directly with the NHS.
Sources: plymouthhospitals.nhs.uk
Is Modbury right for you?
Every town suits some buyers better than others — here is how Modbury rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| Families | ★★★★☆ | A characterful, more affordable South Hams town with Modbury Primary (Good), independent shops and a full-time community — check the secondary school run to Ivybridge or Kingsbridge and the distances to A&E and a station. |
| Downsizers & retirees | ★★★★☆ | A walkable (if steep and hilly) country town with independent shops, pubs and a strong sense of place, more affordable than the coast — with the full A&E at Plymouth, the lack of a railway and the rural services in mind. |
| Plymouth commuters | ★★★★☆ | Within around 30–40 minutes of Plymouth and the A38 by car, with more space and character for the money than the city — though there is no railway, so it is a car commute. |
| Remote & hybrid workers | ★★★★☆ | A characterful, more affordable base with good broadband for home working, though the lack of a railway means office days mean a drive to Ivybridge, Plymouth or Totnes — ideal for mostly-remote roles. |
| First-time buyers | ★★★☆☆ | More accessible than the South Hams coast, with cottages, terraces and flats often around £250,000–£330,000, though still a sought-after rural town with no railway, so budget carefully. |
An honest, at-a-glance summary of what Modbury does brilliantly — and what to weigh carefully — before you commit.
Modbury at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & councils | Devon (South Hams District Council; Modbury Parish Council — two-tier) |
| Postcode district | PL21 |
| Approx. character | A historic hilltop wool and market town of slate-hung Georgian houses on the A379 in the rural South Hams |
| Average house price | Overall often £350,000–£450,000; cottages/terraces from ~£250,000, larger period & country homes £550,000+; sources vary |
| Railway | None — the nearest stations are Ivybridge (~15–20 min) and Totnes on the Great Western mainline |
| Nearest A&E | Derriford (Plymouth) ~30–40 min — the closest of the South Hams towns; or Torbay; Kingsbridge has a Minor Injuries Unit |
| Schools | Modbury Primary (Good); NO secondary in town — children travel to Ivybridge or Kingsbridge Community College |
| Known for | Its slate-hung Georgian main street, Modbury Fair, and being the first town in Europe to ban single-use plastic bags (2007) |
| Character | A steep, characterful country market town of Georgian frontages — a genuine full-time community, not a resort |
| Roads | The A379 between Kingsbridge and Plymouth; the A38 and Plymouth are within easy reach; no railway |
| Green space | The rolling South Hams countryside, the South Devon AONB, and the coast at Bigbury and Burgh Island nearby |
| Council tax (Band D) | £2,583.88 for 2026/27 (Devon CC + police + fire + South Hams district + Modbury parish precept; verified) — confirm your exact band |
Property prices & council tax in Modbury
Modbury is a sought-after but relatively down-to-earth market town for the South Hams — more affordable than the coastal resorts, and a genuine full-time community. It offers period cottages and terraces on and around the main street, Georgian and Victorian houses, interwar and postwar semis, newer estate homes on the edges, and larger detached and period homes and countryside properties around. Published figures vary widely by property and position, so treat the ranges below as a broad guide and verify for the exact home.
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| Cottages, terraces & flats | Indicatively around £250,000–£330,000 | First-time buyers; downsizers |
| Georgian & Victorian houses | Indicatively around £330,000–£480,000 | Families & those wanting period character in the town |
| Interwar & postwar semis & estate homes | Indicatively around £330,000–£480,000 | Families wanting classic suburban space |
| Larger detached, period & country homes | Indicatively around £550,000–£900,000+ | Families & downsizers wanting space or a rural setting |
| Modbury average | Overall often £350,000–£450,000 (verify per property) | A broad benchmark for the town |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only — not a quote or advice.
£290,000
Cottage / terrace
~£64,000
household income (guide)
£400,000
Area benchmark
~£89,000
household income (guide)
£600,000
Larger / period (indicative)
~£133,000
household income (guide)
Modbury affordability & stamp duty calculator
A quick, no-obligation way to see roughly what you could borrow in Modbury and what stamp duty you'd pay. Illustration only — real figures depend on the lender and your circumstances.
Illustration only, not a mortgage offer or personalised advice. Lenders' income multiples and criteria vary. Your home may be repossessed if you do not keep up repayments on your mortgage.
Borrowing ready-reckoner (around 4.5× income)
| Yearly income | Rough maximum mortgage |
|---|---|
| £40,000 | ~£180,000 |
| £60,000 | ~£270,000 |
| £75,000 | ~£337,500 |
| £90,000 | ~£405,000 |
| £120,000 | ~£540,000 |
Stamp duty (SDLT) in 2026 — England
| Portion of price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 – £250,000 | 2% | 0% (up to £300,000) |
| £250,001 – £925,000 | 5% | 5% on £300,001–£500,000 (no relief over £500,000) |
| £925,001 – £1.5m | 10% | — |
| Over £1.5m | 12% | — |
Worked examples: a £250,000 home = £2,500 stamp duty (£0 for first-time buyers); a £450,000 home = £12,500 (£7,500 first-time buyer); a £650,000 home = £22,500 (first-time buyer relief doesn't apply over £500,000). An additional-property surcharge of 5% applies to second homes and buy-to-lets.
SDLT rates as at 2026 (England & Northern Ireland). Scotland (LBTT) and Wales (LTT) differ. Figures are a guide — confirm with your conveyancer.
The Modbury property market in depth
Modbury offers a characterful, relatively affordable market for the South Hams — period cottages and terraces on and around the main street, Georgian and Victorian houses, interwar and postwar semis, newer estate homes and larger detached, period and country properties — a genuine full-time community driven by families, downsizers and Plymouth commuters rather than second homes.
| Property type | What to expect | Typical guide |
|---|---|---|
| Cottages, terraces & flats | The more accessible way in; popular with first-time buyers and downsizers on and around the main street. | £250,000–£330,000 |
| Georgian & Victorian houses | The classic Modbury home — slate-hung Georgian and Victorian frontages with real character. | £330,000–£500,000 |
| Interwar, postwar & estate homes | Family homes on the edges of the town — a mainstay of the market. | £330,000–£500,000 |
| Larger detached, period & country homes | Larger and period homes, including countryside properties around the town — the top of the local market. | £550,000–£900,000+ |
Modbury’s appeal — a characterful, more affordable and genuinely full-time South Hams market town within reach of Plymouth and the coast — makes it a steady and attractive market, from period cottages and Georgian houses to family homes and larger country properties.
That mix means budgeting and the right mortgage matter. Cottages, listed and period buildings bring consent and survey questions that lenders assess carefully; the town has many characterful and listed homes; and while second homes are far less dominant here than on the coast, an additional-property SDLT surcharge and a possible second-home council-tax premium still apply to any that are. A whole-of-market mortgage adviser helps you match the right lender to your plans — the kind of introduction we can arrange.
What makes Modbury so popular?
Modbury’s appeal is its blend of a historic market town and a rural South Hams setting — a steep, characterful main street of slate-hung Georgian houses, independent shops and pubs, Modbury Fair, and Plymouth, Dartmoor and the South Devon coast all within reach.
The Georgian main street
The steep main street of distinctive slate-hung Georgian houses — the characterful heart of Modbury, lined with independent shops, galleries, pubs and cafes, and the legacy of the town’s medieval wool wealth.
Modbury Fair & the plastic-bag first
Modbury Fair each May, and the town’s genuine claim to fame as the first town in Europe to ban single-use plastic bags (2007) — two things that give this small town a real identity.
The South Hams countryside & coast
The rolling South Devon National Landscape (AONB) around the town, and the coast at Bigbury, Burgh Island and Bantham a short drive south — beautiful countryside and beaches within easy reach.
Transport & commuting from Modbury
Transport in Modbury is honest: this is a rural South Hams town with no railway, on the A379 between Kingsbridge and Plymouth, so the car matters — though Plymouth and the A38 are within easy reach. These indicative times are a starting point — always verify current journeys before relying on them.
| Route | Approx. time | Notes |
|---|---|---|
| Modbury → Ivybridge (by car) | ~15–20 min | Via the B3207/A379 — the nearest mainline station and the A38 |
| Modbury → Plymouth (by car) | ~30–40 min | Via the A379/A38 — Derriford Hospital, the city and the jobs |
| Modbury → Kingsbridge (by car) | ~15–20 min | Via the A379 — the market-town hub, the nearest secondary school and Minor Injuries Unit |
| Modbury → Totnes (by car) | ~25–30 min | Via the A379/A381 — a mainline station and the town on the Dart |
| Modbury → the A38 (Devon Expressway) | ~15–20 min | Via the A379 and Ivybridge to the dual carriageway |
| Modbury → Exeter (by car) | ~55–65 min | Via the A38 — the regional capital and the M5 |
| Modbury → the beaches | ~15–25 min | Bigbury, Burgh Island and Bantham on the South Devon coast |
| Modbury → Dartmoor | ~20–30 min | Via Ivybridge to the southern edge of Dartmoor National Park |
Getting around Modbury
Day-to-day mobility here is worth thinking through — the practical picture.
By car
The A379 links Modbury to Kingsbridge and toward Plymouth, with the A38 and Ivybridge around 15–20 minutes away — the town is car-dependent but well placed for Plymouth and the coast.
By train
There is no station in Modbury; the nearest are Ivybridge (~15–20 min) and Totnes on the Great Western mainline — a drive-and-ride for train journeys.
By bus
Buses connect Modbury to Kingsbridge, Plymouth, Ivybridge and the surrounding South Hams villages, including the secondary-school run.
On foot & by bike
The compact town centre is walkable (though the main street is steep), with countryside walks nearby; the hilly lanes make cycling energetic.
For Plymouth & the A38
Plymouth, the A38 and Derriford Hospital are within easy reach by car — the town’s big practical advantage over the more remote coastal towns.
For the coast & Dartmoor
Bigbury, Burgh Island and Bantham on the coast are 15–25 minutes south, and the southern edge of Dartmoor is 20–30 minutes north — the best of both.
Schools in Modbury
Modbury has a primary school in the town but no secondary school, so secondary-age children travel to Ivybridge or Kingsbridge, and Devon is a comprehensive county (there is no eleven-plus or grammar system), so state places are by catchment and admissions. As the picture at individual schools changes over time — and Ofsted’s framework changed in September 2024 — it is worth confirming the current position directly for a specific address.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Modbury Primary School | Primary (state, co-ed) | Good | Modbury’s village primary, on Barrack Road (PL21 0RB). It was rated Good at its most recent graded Ofsted inspection (April 2024) — read the latest report and check catchment and admissions. |
| Ivybridge Community College (a secondary option) | Secondary (state academy, co-ed, 11–18) | Read report card | Modbury has NO secondary school of its own; one of the main options is Ivybridge Community College (~15–20 min away), a large secondary and sixth form. Its most recent inspection (February 2025) was under Ofsted’s new framework, so it is an ungraded report card (previously Good) — read the latest report and check catchment and the school run. |
| Kingsbridge Community College (a secondary option) | Secondary (state academy, co-ed, 11–18) | Good | The other main secondary option (~15–20 min away in Kingsbridge), the South Hams’ other main state secondary and sixth form, rated Good at its most recent graded inspection (May 2023) — check the current position, catchment and the school run. |
| Post-16 & sixth-form options | Sixth form & further education (16+) | Post-16 options | Ivybridge and Kingsbridge Community Colleges have their own sixth forms; other options include Plymouth colleges and South Devon College (Torbay) — a drive or bus away; check current courses and admissions. |
Map, Police & Fire Services in Modbury
A useful local guide should show the practical services buyers actually check — policing, fire cover, emergency healthcare and the local crime context for Modbury.
Interactive map of Modbury — view it on the online guide at thatsfamilyfinance.co.uk.
Popular parts of Modbury & nearby
Where you buy in Modbury shapes both your budget and your character — from the historic Georgian main street to the streets and estates around it, and the villages and countryside beyond. A quick orientation.
Local highlights & days out from Modbury
Modbury packs a historic Georgian market town, a genuine environmental first, a country fair and the South Hams countryside and coast into one characterful town. A few of the best-loved local highlights.
Sports, leisure & community in Modbury
For a small town, Modbury offers a good deal — a characterful high street and pubs, a country fair, the South Hams countryside, and the coast and Dartmoor within easy reach.
The countryside, the coast & the outdoors
Walking and cycling in the rolling South Hams countryside and the South Devon AONB, the beaches at Bigbury, Burgh Island and Bantham a short drive south, and the southern edge of Dartmoor to the north — a superb rural and coastal lifestyle.
Culture & heritage
The Georgian main street, the parish church, Modbury Fair and the town’s environmental first give Modbury a real sense of place and community, with the South Devon Chilli Farm and the coast nearby.
Shopping & eating out
A characterful high street of independent shops, galleries, pubs and cafes for a small town, plus farm shops nearby; Kingsbridge and Ivybridge add more everyday shopping, and Plymouth’s big stores are within reach.
Healthcare & local services in Modbury
Healthcare access is reasonable for a rural town — a GP surgery in Modbury for everyday needs, a Minor Injuries Unit around twenty minutes away at Kingsbridge, and the nearest full A&E at Plymouth, closer than for the coastal towns.
Modbury has a GP surgery in the town, with a pharmacy for everyday needs, and Kingsbridge’s community hospital, South Hams Hospital, provides a Minor Injuries Unit around twenty minutes away. The nearest full A&E is at Derriford Hospital in Plymouth, around 30–40 minutes away via the A379 and A38 — closer than for the coastal South Hams towns; Torbay Hospital is an alternative. GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it for a move.
Living in Modbury
Day to day, Modbury is a characterful historic market town in the rural South Hams — a steep main street of slate-hung Georgian houses, independent shops and pubs, and a genuine full-time community — within easy reach of Plymouth, the coast and Dartmoor. Here is a sense of everyday life.
Modbury has the amenities of a proper small country town — a characterful high street with independent shops, galleries, pubs and cafes, a primary school, a GP surgery, a church and community events like Modbury Fair, with farm shops, the coast and the countryside close by. The big everyday pluses are the character, the more affordable prices, the genuine full-time community and the easy reach of Plymouth, the A38, the South Devon coast and Dartmoor.
Connectivity for working is generally good — superfast and in many places gigabit full-fibre broadband reaches much of the town, so home and hybrid working is very possible, which suits a town with no railway. The main trade-offs are honest ones: Modbury has no railway station and is car-dependent (though well placed for Plymouth and the A38); as a small rural town it has a primary but no secondary school, so secondary-age children travel to Ivybridge or Kingsbridge; and the nearest full A&E is at Plymouth — all worth weighing for a specific home, though on balance it is one of the more practical South Hams towns.
| Everyday amenity | In Modbury? | Nearest / notes |
|---|---|---|
| Primary schools | Yes | Modbury Primary School (Good) in the town; check catchment and the latest report |
| Secondary schools | No — children travel to Ivybridge/Kingsbridge | No secondary in Modbury; secondary-age children go to Ivybridge Community College or Kingsbridge Community College (Good), ~15–20 min away |
| GP & hospital | GP in town; A&E at Plymouth | A GP surgery in Modbury; Minor Injuries Unit ~20 min at Kingsbridge; nearest 24-hour A&E at Derriford (Plymouth), ~30–40 min |
| Nearest A&E | Plymouth (~30–40 min) | Derriford Hospital (Plymouth) — the closest of the South Hams towns; or Torbay Hospital (Torquay) |
| Railway | No | No station in Modbury; the nearest are Ivybridge (~15–20 min) and Totnes on the mainline |
| Shops | Yes (good independents) | A characterful high street of independent shops, galleries, pubs and cafes for a small town |
| Green space & coast | Yes | The South Hams countryside, the South Devon AONB, and the coast at Bigbury and Burgh Island nearby |
Working & connectivity in Modbury
More people than ever work from home or hybrid, and Modbury — with no railway — is a town where connectivity really matters, so it’s worth being realistic about it.
Superfast broadband reaches almost all of Modbury, with gigabit-capable full-fibre available across much of the town (and in most newer developments), so home and hybrid working is very possible — which is just as well in a town with no railway, where office days mean a drive to Ivybridge, Plymouth or Totnes. Coverage can still vary by exact address, particularly in some older and listed properties in the historic core and the outlying and countryside areas, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast almost everywhere; gigabit full-fibre across much of Modbury — check the exact address |
| Mobile coverage | Generally good in the town; more variable in the surrounding countryside and lanes |
| Train for office days | No local station — nearest Ivybridge (~15–20 min) and Totnes on the mainline; mostly-remote roles suit best |
| Road & air | The A379 and the A38 ~15–20 min; Plymouth ~30–40 min; Exeter Airport ~1h |
Flood risk in Modbury
On flooding, Modbury is a hilltop town, so most of it is at low risk, but the honest point is surface-water (flash) flooding: the steep main street and the low-lying parts of the town, where the stream runs, can be at risk of surface-water and, locally, small watercourse flooding in intense rain, while the higher ground is at very low risk. As with any home, a careful, property-specific check is worth it, especially on the lower main street.
Cost of living & running a home in Modbury
Beyond the mortgage, it helps to picture the ongoing costs of a home here. Indicative only — always confirm for a specific property.
| Typical ongoing cost | Indicative figure | Notes |
|---|---|---|
| Council tax (Band D, 2026/27) | £2,583.88 | Devon CC + police + fire + South Hams district + Modbury parish precept (verified) — confirm your band; a second-home premium can apply |
| Buildings insurance | Varies — mostly low flood risk | Mostly low flood risk (a hilltop town), though surface-water risk on the lower main street can affect some homes; get a quote and flood check before committing |
| Water & wastewater | ~£500–£800/yr | South West Water area — check the supplier for the address |
| Broadband | ~£30–£50/mth | Superfast almost everywhere; gigabit full-fibre across much of Modbury — check the address |
Financing a home in Modbury
A characterful, more affordable country town like Modbury is a rewarding place to buy into — a few points on the mortgage side, especially around period and listed homes, are worth understanding first.
Modbury’s character and period homes mean the right mortgage matters — from cottages and Georgian houses to family homes and larger country properties. Cottages, listed and period buildings bring consent and survey questions that lenders assess carefully, so a survey is wise on an older home and a lease review is essential on a flat; and while second homes are far less dominant here than on the coast, an additional-property SDLT surcharge and a possible second-home council-tax premium still apply to any that are. Getting the right lender for your circumstances is where good advice pays off.
A whole-of-market approach really helps here. That’s Family Finance is an FCA-regulated protection adviser and we introduce you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, and we make sure your protection is set up properly alongside it. Talk to us →
Conveyancing & the searches to expect in Modbury
A few standard checks are worth their weight when buying in Modbury — above all the consents on a period or listed home, surface-water flood risk on the lower main street, and the standard local and water searches.
History, heritage & famous connections
Modbury grew up as a hilltop market town in the South Hams, and by the Middle Ages it had become wealthy on the wool trade, one of the principal wool towns of Devon. Its steep main street of slate-hung Georgian houses dates from that prosperity, when the town held busy markets and fairs and its merchants built the fine frontages that still line the street. The parish church of St George crowns the hill, and the town’s coaching inns served travellers on the road between Kingsbridge and Plymouth.
Never reached by a railway, Modbury kept its self-contained, characterful market-town identity as the wool trade declined and farming and later commuting took over. In the modern era it made a genuine mark on the wider world: in 2007, after a local campaign, it became the first town in Europe to ban single-use plastic bags — a story that put this small Devon town in the news internationally. Today it is a sought-after but down-to-earth South Hams town, a full-time community within reach of Plymouth and the coast.
Modbury through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| Medieval | Modbury grows as a hilltop market town and becomes one of the principal wool towns of Devon; markets and fairs are held. |
| Georgian | The town’s wool wealth builds the steep main street of slate-hung Georgian houses that still defines it; coaching inns serve the road. |
| 19th–20th c. | The wool trade declines; never reached by a railway, Modbury keeps its self-contained market-town character as farming and commuting take over. |
| 2007 | Modbury becomes the first town in Europe to ban single-use plastic bags, after a local campaign — a genuine international first. |
| Today | A sought-after but down-to-earth South Hams market town — a full-time community within reach of Plymouth, the coast and Dartmoor. |
Famous connections
A few of the people and stories that put Modbury on the map.
The slate-hung Georgian wool town
Modbury’s steep main street of distinctive slate-hung Georgian houses — the legacy of its medieval and Georgian wool wealth, and one of the most characterful market-town streets in the South Hams.
The first plastic-bag ban in Europe
Modbury’s genuine claim to fame — in 2007 it became the first town in Europe to ban single-use plastic bags, after a local campaign, putting the town in the news around the world.
Modbury Fair & the South Hams setting
Modbury Fair each May, and the town’s position in the rolling South Hams countryside within reach of Plymouth, Dartmoor and the coast at Bigbury and Burgh Island.
Looking beyond the mortgage
Buying a home in Modbury is a major commitment — and the mortgage is only part of the picture. Whatever you buy, the right protection makes sure the home stays yours if life does not go to plan.
Life cover
Pays out a lump sum if you die during the policy term — typically arranged to clear the mortgage so your family can stay in the home.
Critical illness cover
Pays out if you are diagnosed with a serious illness the policy covers — helping you keep up payments while you focus on recovery.
Income protection
Replaces part of your income if you cannot work due to illness or injury — often the most overlooked, and most valuable, cover of all.
That's Family Finance is an FCA-regulated protection adviser — life insurance, critical illness cover and income protection are what we do. We don't arrange mortgages ourselves; we introduce you to carefully selected, FCA-regulated mortgage advisers, and make sure your protection is set up properly alongside it. Talk to us →
Things people don't always tell you about Modbury
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Modbury compared with nearby towns
How Modbury sits against the places buyers most often weigh against it — a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Modbury | ~£350k–£450k | No (nearest Ivybridge) | A characterful hilltop Georgian market town in the rural South Hams; more affordable, a full-time community, well placed for Plymouth |
| Kingsbridge | ~£380k–£430k | No | The market-town hub at the head of the estuary to the south-east, with the nearest secondary school and community hospital |
| Ivybridge | ~£300k–£340k | Yes (mainline) | The Dartmoor-edge commuter town to the north-west, with its own mainline station and fast A38 access to Plymouth |
| Salcombe | ~£900k–£1.2m+ | No | England’s most expensive seaside town on the coast to the south-east — far pricier and heavily second-home |
| Totnes | ~£350k–£400k | Yes (mainline) | The characterful, creative Elizabethan town on the Dart to the east, with a mainline station |
Pros & cons of living in Modbury
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| A characterful hilltop Georgian market town | No railway station (nearest Ivybridge/Totnes) |
| More affordable than the South Hams coast | A small rural town — limited town-centre services |
| A genuine full-time community, not a resort | No secondary school — children travel to Ivybridge or Kingsbridge |
| Well placed for Plymouth, the A38 & the coast | No dual carriageway in the town — car-dependent |
| Modbury Primary (Good) in the town | Nearest full A&E is at Plymouth (~30–40 min) |
| A characterful independent high street & Modbury Fair | Listed and period homes need consents and survey work |
| Mostly low flood risk (a hilltop town) | Surface-water risk on the lower, steep main street |
Villages & areas around Modbury
Many buyers who love Modbury look just outside it too — a quick guide.
Who tends to move to Modbury?
Understanding your fellow buyers helps you read the market and pitch an offer.
Families
People wanting a characterful, more affordable South Hams town with Modbury Primary (Good), independent shops and a full-time community, well placed for Plymouth and the coast — who plan for the secondary-school run to Ivybridge or Kingsbridge and the drive to a full A&E.
Downsizers & retirees
People wanting a walkable (if hilly) country market town with independent shops, pubs and a strong sense of place, more affordable than the coast — with the full A&E at Plymouth, the lack of a railway and the rural services in mind.
Plymouth commuters & remote workers
People wanting more space and character for the money within 30–40 minutes of Plymouth and the A38, or a characterful base with good broadband for home working — happy with a car commute and no railway.
What your money buys in Modbury
A rough sense of what different budgets tend to secure — indicative only, and hugely dependent on position and condition.
Your move to Modbury, step by step
A simple order of play that keeps things on track.
1. Get your budget straight
Work out your deposit and the true monthly cost (mortgage, council tax — including any second-home premium, insurance and SDLT, including any additional-property surcharge on a second home or holiday let), and get a mortgage in principle so you can move quickly.
2. Do your homework on the property
Check surface-water flood risk on the lower main street, get a full building survey (wise on period, listed and country homes), review the lease on a flat, check the school position and the secondary-school run to Ivybridge or Kingsbridge, and confirm your travel plans given there is no railway — before you fall in love.
3. Line up the right people
A whole-of-market mortgage adviser, a good surveyor and a local conveyancer will save you time, money and stress. We can introduce you to the first.
Already live in Modbury?
This guide isn't just for people moving in. If you already own here, a few moments now can save a lot later.
If your current mortgage deal is within about six months of ending, it's usually worth reviewing your options rather than drifting onto your lender's standard variable rate, which is often more expensive. And whether or not you're moving, it's worth checking that your protection still matches your life. We can introduce you to a whole-of-market, FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in Modbury
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Modbury
- Enjoy the town — the slate-hung Georgian main street, the independent shops and pubs, and Modbury Fair.
- Understand the setting — Modbury is a historic hilltop wool and market town in the rural South Hams, within reach of Plymouth, the coast at Bigbury and Burgh Island, and Dartmoor.
- Note the transport — there is no railway (nearest Ivybridge/Totnes) and no dual carriageway, so Modbury is car-dependent, though the A38 and Ivybridge are ~15–20 min and Plymouth ~30–40 min.
- Confirm the council tax and band — Modbury (South Hams district + parish council) Band D is £2,583.88 for 2026/27 (verified); a second-home premium can apply.
- Budget realistically — Modbury is more affordable than the South Hams coast and a genuine full-time community; use a whole-of-market adviser.
- Check flood risk — mostly low as a hilltop town, but the lower, steep main street can face surface-water risk in intense rain, so check for a home there.
- Note the nearest full A&E is at Derriford (Plymouth), ~30–40 min — the closest of the South Hams towns; Kingsbridge has a Minor Injuries Unit ~20 min away; verify current arrangements with the NHS.
- Get a full building survey on a period or listed home, and on a flat review the lease, ground rent and service charge.
- For schools, note Modbury Primary is Good but there is NO secondary in town — children travel to Ivybridge or Kingsbridge Community College; check the school run.
- On any second home or holiday let, check the SDLT surcharge, the second-home council-tax premium and the letting and licensing position.
- Walk the main street and time the drive to Ivybridge, Plymouth and the coast, to get a feel for the town and its practicalities.
- Remember the A38 and Ivybridge are around fifteen to twenty minutes away — Modbury is well placed for Plymouth and the coast for a rural town.
- Get a mortgage agreement in principle before you start viewing in earnest.
- Review your protection at the same time as your mortgage — important for family buyers.
- Take your conveyancer’s advice on the surface-water-flood, listed-building, lease and standard searches.
Nearby areas worth considering
If you are weighing Modbury against the surrounding area, these are the places buyers most often compare.
Kingsbridge
The market-town hub at the head of the estuary to the south-east, ~15–20 min away, with its independent shops, weekly market, secondary school and community hospital with a Minor Injuries Unit.
Ivybridge
The Dartmoor-edge commuter town to the north-west, ~15–20 min away, with its own mainline station, secondary college and fast A38 access to Plymouth.
Totnes
The characterful, creative Elizabethan town on the River Dart to the east, with its castle, independent culture and mainline station.
Newton Abbot
The busy south Devon market and railway town to the north-east, with the main-line junction and plenty of shops and services.
Torquay
The English Riviera resort town to the north-east, with its harbour, beaches and Torbay Hospital.
Salcombe
England’s most expensive seaside town, the exclusive sailing resort on the coast to the south-east.
Family Protection
Whichever area you choose, the right life cover, critical illness cover and income protection matter just as much as the mortgage.
Talk to us →Speak to Us
Researching Modbury or a nearby area? We are always happy to point people in the right direction.
Get in touch →Frequently asked questions
Is Modbury a good place to live?
Is Modbury expensive?
What is Modbury known for?
Does Modbury have a railway station?
Where is the nearest A&E to Modbury?
Does Modbury have good schools?
What salary do you need to buy in Modbury?
How much is stamp duty on a Modbury property?
How much is council tax in Modbury?
Which police and fire services cover Modbury?
Is Modbury a safe place to live?
What is there to do in Modbury?
What is broadband like in Modbury?
Is Modbury good for families?
Is flooding a problem in Modbury?
Why is Modbury famous for plastic bags?
How do I get started with a mortgage for Modbury?
Can existing homeowners in Modbury benefit from a mortgage review?
Useful resources
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Whether you're researching Modbury, planning a move, reviewing your finances or simply exploring your options — we're always happy to point people in the right direction.
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That's Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, FCA-regulated mortgage advisers.
Transport information is approximate and can change; Modbury has no railway station and no dual carriageway — the nearest mainline stations are at Ivybridge (around 15–20 minutes by road) and Totnes on the Great Western route to Exeter, Plymouth and London, and the A379 links the town to Kingsbridge and toward Plymouth, with the A38 (Devon Expressway) and Ivybridge around 15–20 minutes away and Plymouth around 30–40 minutes — always verify current timetables and services before travelling. Ofsted information is based on the most recent publicly available reports; Modbury has a primary school, Modbury Primary School (Barrack Road, PL21 0RB), rated Good at its most recent graded inspection (April 2024); Modbury has no secondary school, and secondary-age children travel to Ivybridge Community College (11–18, whose most recent inspection in February 2025 was under Ofsted’s new framework and is an ungraded report card, previously Good) or Kingsbridge Community College (11–18, rated Good at its most recent graded inspection, May 2023); Devon is a comprehensive county with no eleven-plus or grammar system — confirm catchment and admissions with each school and South Hams District Council / Devon County Council. From September 2024 Ofsted no longer awards a single overall effectiveness grade at routine state-school inspections, so recent inspections are ungraded report cards; read each school’s latest report in full. Healthcare: Modbury does not have its own major (Type-1) A&E; the nearest 24-hour A&E is at Derriford Hospital (Plymouth), around 30–40 minutes away via the A379 and A38 (the closest of the South Hams towns), with Torbay Hospital (Torquay) an alternative; Kingsbridge’s community hospital, South Hams Hospital, has a Minor Injuries Unit around twenty minutes away; NHS services can be reconfigured and travel times vary, so always verify the nearest current A&E and arrangements with the NHS. References to the Georgian main street, Modbury Fair, the 2007 single-use plastic-bag ban, the parish church of St George, the South Devon Chilli Farm, Bigbury, Burgh Island, Bantham and the South Devon National Landscape (AONB) are for context. Crime information is general — check current data at police.uk. Flood-risk: Modbury is a hilltop town, so the great majority of it is at low risk of flooding, a genuine advantage over the low-lying coastal and estuary South Hams towns; the honest exception is surface-water (flash) flooding on the steep main street and the lower, valley-bottom parts of the town, where a stream runs, in intense rain, which can be a material factor for mortgages and insurance on those homes; always check the exact postcode at check-for-flooding.service.gov.uk, ask about flood history, and confirm buildings insurance availability and cost before committing. Council tax: Modbury is in the South Hams district, in the two-tier county of Devon, and has its own Modbury Parish Council; the Band D total for 2026/27 is £2,583.88 (verified from South Hams District Council’s published 2026/27 “Council Tax Charges by Band by Parish” schedule), made up of Devon County Council £1,891.17 (including the adult social care precept), the Devon and Cornwall Police and Crime Commissioner precept £303.20, the Devon and Somerset Fire and Rescue Authority precept £109.68, the South Hams District Council element £202.54 and the Modbury Parish Council precept £77.29; a second-home council-tax premium can apply to properties that are not a main residence; confirm your exact band with South Hams District Council. Property prices are indicative and based on recent public sold-price data — Modbury is a PL21 town where overall averages are often around £350,000 to £450,000, with cottages, terraces and flats from around £250,000 and larger detached, period and country homes beyond £550,000, with a wide range by property and position; verify current values via Land Registry or an independent valuation for the exact home. Salary and affordability figures are illustrative only and do not constitute financial advice. Stamp duty figures should be verified using the official GOV.UK SDLT calculator.
The information on this page is for educational purposes only and does not constitute financial advice. That's Family Finance is an independent, FCA-regulated firm (No. 1038034).
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