Tumut vs Ulong
Property investment comparison - Tumut, NSW 2720 vs Ulong, NSW 2450
Head-to-head across core investment metrics: Tumut wins 3, Ulong wins 1. 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 | Tumut | Ulong |
|---|---|---|
| Median house price | $525K | $520K |
| Median unit price | $380K | $560K |
| Gross rental yield (houses) | 4.76% | 4.30% |
| Gross rental yield (units) | - | 5.32% |
| 1-year house growth | +4.5% | - |
| 3-year house growth | +24.0% | - |
| Vacancy rate | 1.1% | 1.2% |
| Population | 6,613 | 215 |
Tumut vs Ulong: what the numbers say
The median house price is $525K in Tumut and $520K in Ulong, so Ulong is the cheaper entry point, with Tumut houses about 1% dearer.
For units, Tumut sits at a median of $380K against $560K in Ulong, which makes Tumut the more affordable unit market and Ulong the pricier one.
On cash flow, Tumut leads: houses there return a gross rental yield of 4.76%, compared with 4.30% in Ulong, a gap of 0.46 percentage points.
Rental vacancy is 1.1% in Tumut and 1.2% in Ulong, so landlords in Tumut face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Tumut is the bigger suburb, with a population of 6,613 against 215, roughly 31 times the size of Ulong; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Tumut for rental income, Ulong for a lower purchase price, Tumut 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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