Elong Elong vs Tumbarumba
Property investment comparison - Elong Elong, NSW 2831 vs Tumbarumba, NSW 2653
Head-to-head across core investment metrics: Elong Elong wins 1, Tumbarumba wins 3. 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 | Elong Elong | Tumbarumba |
|---|---|---|
| Median house price | $430K | $425K |
| Median unit price | $480K | - |
| Gross rental yield (houses) | 5.19% | 5.87% |
| Gross rental yield (units) | 4.49% | 3.84% |
| 1-year house growth | - | +11.4% |
| 3-year house growth | - | +10.8% |
| Vacancy rate | 3.0% | 0.8% |
| Population | 142 | 1,915 |
Elong Elong vs Tumbarumba: what the numbers say
The median house price is $430K in Elong Elong and $425K in Tumbarumba, so Tumbarumba is the cheaper entry point, with Elong Elong houses about 1% dearer.
On cash flow, Tumbarumba leads: houses there return a gross rental yield of 5.87%, compared with 5.19% in Elong Elong, a gap of 0.68 percentage points.
Rental vacancy is 0.8% in Tumbarumba and 3.0% in Elong Elong, so landlords in Tumbarumba face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Tumbarumba is the bigger suburb, with a population of 1,915 against 142, roughly 13 times the size of Elong Elong; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Tumbarumba for rental income, Tumbarumba for a lower purchase price, 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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