Mowbray Park vs Tumbi Umbi
Property investment comparison - Mowbray Park, NSW 2571 vs Tumbi Umbi, NSW 2261
Head-to-head across core investment metrics: Mowbray Park wins 1, Tumbi Umbi 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 | Mowbray Park | Tumbi Umbi |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $675K | - |
| Gross rental yield (houses) | 4.15% | 3.80% |
| Gross rental yield (units) | 2.18% | 4.23% |
| 1-year house growth | - | +6.2% |
| 3-year house growth | - | +18.4% |
| Vacancy rate | 2.5% | 0.4% |
| Population | 94 | 5,369 |
Mowbray Park vs Tumbi Umbi: what the numbers say
The median house price is $1.0M in Mowbray Park and $1.0M in Tumbi Umbi, so Tumbi Umbi is the cheaper entry point.
On cash flow, Mowbray Park leads: houses there return a gross rental yield of 4.15%, compared with 3.80% in Tumbi Umbi, a gap of 0.35 percentage points.
Rental vacancy is 0.4% in Tumbi Umbi and 2.5% in Mowbray Park, 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 94, roughly 57 times the size of Mowbray Park; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Mowbray Park for rental income, Tumbi Umbi for a lower purchase price, 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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