Campbelltown vs Tumbi Umbi

The median house price is $1.0M in Campbelltown and $1.0M in Tumbi Umbi, so Campbelltown is the cheaper entry point.

On cash flow, Tumbi Umbi leads: houses there return a gross rental yield of 3.80%, compared with 3.17% in Campbelltown, a gap of 0.63 percentage points.

Over the past year house prices moved +9.9% in Campbelltown and +6.2% in Tumbi Umbi, so recent momentum favours Campbelltown, although both suburbs recorded growth.

Looking back three years, Campbelltown houses are +16.9% and Tumbi Umbi houses +18.4%, so Tumbi Umbi has compounded faster than Campbelltown over the longer window.

Rental vacancy is 0.4% in Tumbi Umbi and 1.8% in Campbelltown, 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.

Campbelltown is the bigger suburb, with a population of 16,577 against 5,369, roughly 3.1 times the size of Tumbi Umbi; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Tumbi Umbi for rental income, Campbelltown for a lower purchase price, Campbelltown 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.