Calarie vs Tumbarumba
Property investment comparison - Calarie, NSW 2871 vs Tumbarumba, NSW 2653
Head-to-head across core investment metrics: Calarie wins 1, Tumbarumba wins 4. 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 | Calarie | Tumbarumba |
|---|---|---|
| Median house price | $420K | $425K |
| Median unit price | $405K | - |
| Gross rental yield (houses) | 5.41% | 5.87% |
| Gross rental yield (units) | 3.16% | 3.84% |
| 1-year house growth | +10.6% | +11.4% |
| 3-year house growth | - | +10.8% |
| Vacancy rate | 1.3% | 0.8% |
| Population | 8,965 | 1,915 |
Calarie vs Tumbarumba: what the numbers say
The median house price is $420K in Calarie and $425K in Tumbarumba, so Calarie is the cheaper entry point, with Tumbarumba houses about 1% dearer.
On cash flow, Tumbarumba leads: houses there return a gross rental yield of 5.87%, compared with 5.41% in Calarie, a gap of 0.46 percentage points.
Over the past year house prices moved +10.6% in Calarie and +11.4% in Tumbarumba, so recent momentum favours Tumbarumba, although both suburbs recorded growth.
Rental vacancy is 0.8% in Tumbarumba and 1.3% in Calarie, so landlords in Tumbarumba face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Calarie is the bigger suburb, with a population of 8,965 against 1,915, roughly 4.7 times the size of Tumbarumba; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Tumbarumba for rental income, Calarie for a lower purchase price, Tumbarumba for recent price momentum, Tumbarumba 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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