Narara vs Tumbi Umbi
Property investment comparison - Narara, NSW 2250 vs Tumbi Umbi, NSW 2261
Head-to-head across core investment metrics: Narara wins 3, Tumbi Umbi wins 2. 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 | Narara | Tumbi Umbi |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $730K | - |
| Gross rental yield (houses) | - | 3.80% |
| Gross rental yield (units) | 4.31% | 4.23% |
| 1-year house growth | +7.6% | +6.2% |
| 3-year house growth | +0.0% | +18.4% |
| Vacancy rate | 0.9% | 0.4% |
| Population | 8,471 | 5,369 |
Narara vs Tumbi Umbi: what the numbers say
The median house price is $1.0M in Narara and $1.0M in Tumbi Umbi, so Narara is the cheaper entry point.
Over the past year house prices moved +7.6% in Narara and +6.2% in Tumbi Umbi, so recent momentum favours Narara, although both suburbs recorded growth.
Looking back three years, Narara houses are +0.0% and Tumbi Umbi houses +18.4%, so Tumbi Umbi has compounded faster than Narara over the longer window.
Rental vacancy is 0.4% in Tumbi Umbi and 0.9% in Narara, 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.
Narara is the bigger suburb, with a population of 8,471 against 5,369, larger than Tumbi Umbi; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Narara for a lower purchase price, Narara 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.
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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