Berkeley Vale vs Tumbi Umbi
Property investment comparison - Berkeley Vale, NSW 2261 vs Tumbi Umbi, NSW 2261
Head-to-head across core investment metrics: Berkeley Vale wins 1, Tumbi Umbi 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 | Berkeley Vale | Tumbi Umbi |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $575K | - |
| Gross rental yield (houses) | - | 3.80% |
| Gross rental yield (units) | - | 4.23% |
| 1-year house growth | +9.8%estimate | +6.2% |
| 3-year house growth | - | +18.4% |
| Vacancy rate | 0.9% | 0.4% |
| Population | 8,951 | 5,369 |
Berkeley Vale vs Tumbi Umbi: what the numbers say
The median house price is $1.0M in Berkeley Vale and $1.0M in Tumbi Umbi, so Tumbi Umbi is the cheaper entry point.
Over the past year house prices moved +9.8% in Berkeley Vale (an estimate) and +6.2% in Tumbi Umbi, so recent momentum favours Berkeley Vale, although both suburbs recorded growth.
Rental vacancy is 0.4% in Tumbi Umbi and 0.9% in Berkeley Vale, so landlords in Tumbi Umbi face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Berkeley Vale is the bigger suburb, with a population of 8,951 against 5,369, larger than Tumbi Umbi; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Tumbi Umbi for a lower purchase price, Berkeley Vale for recent price momentum, Tumbi Umbi for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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