Mayfield West vs Tumbi Umbi

Houses cost about the same in both suburbs: the median house price is $1.0M in Mayfield West and $1.0M in Tumbi Umbi.

Gross rental yield on houses is effectively level, at 3.80% in Mayfield West and 3.80% in Tumbi Umbi, so neither suburb has a cash flow edge on houses.

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

Looking back three years, Mayfield West houses are +28.0% and Tumbi Umbi houses +18.4%, so Mayfield West has compounded faster than Tumbi Umbi over the longer window.

Rental vacancy is 0.4% in Tumbi Umbi and 0.9% in Mayfield West, 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 1,993, roughly 2.7 times the size of Mayfield West; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Mayfield West 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.