Borenore vs Tumbi Umbi
Property investment comparison - Borenore, NSW 2800 vs Tumbi Umbi, NSW 2261
Head-to-head across core investment metrics: Borenore wins 2, Tumbi Umbi wins 1. 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 | Borenore | Tumbi Umbi |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $435K | - |
| Gross rental yield (houses) | - | 3.80% |
| Gross rental yield (units) | 5.69% | 4.23% |
| 1-year house growth | +7.9% | +6.2% |
| 3-year house growth | - | +18.4% |
| Vacancy rate | 3.4% | 0.4% |
| Population | 476 | 5,369 |
Borenore vs Tumbi Umbi: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Borenore and $1.0M in Tumbi Umbi.
Over the past year house prices moved +7.9% in Borenore and +6.2% in Tumbi Umbi, so recent momentum favours Borenore, although both suburbs recorded growth.
Rental vacancy is 0.4% in Tumbi Umbi and 3.4% in Borenore, 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.
Tumbi Umbi is the bigger suburb, with a population of 5,369 against 476, roughly 11 times the size of Borenore; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Borenore 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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