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Tumbi Umbi, NSW 2261
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$1,025,000
market range $950K-$1.1M
Median Unit
$750,000
list-price estimate
Gross Yield (houses)
3.8%
1yr Growth (houses)
+6.2%
market range -7.5% to +15.0%
Investment snapshot for Tumbi Umbi
Tumbi Umbi has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Tumbi Umbi market and investor summary
In Tumbi Umbi, NSW 2261, the median house sells for around $1.0M, on a gross rental yield of 3.8% for houses. House prices have moved +6.2% over the past year and +18.4% over three years. At 0.4% vacancy, it is a tight rental market that favours landlords.
For an investor, the rent-to-price profile sits mid-range: a gross house yield near 3.8% is neither a standout cashflow play nor a pure growth bet. Rental demand looks steady, with vacancy at 0.4% and a resident base that is not shrinking.
Living in Tumbi Umbi: people, income and schools
Tumbi Umbi is home to around 5,369 people, a number that has held fairly steady over five years. At a median age of 45, it reads as skewed a little older, and 74% of homes are owner-occupied. Owner-occupiers dominate, so stock turns over slowly and listings can be thin when you are trying to buy.
The typical household income runs to around $86,000 a year (about $1,660 a week). On socio-economic measures it ranks around the national middle on the ABS advantage index (4 out of 10). At current prices a median house runs to a steep 11.9 times local household income, so affordability is a genuine constraint on local buyers. Locally, around 33% of household income goes to mortgage repayments, a level usually flagged as mortgage stress.
Families have 13 schools within roughly 5km to choose from, testing close to the national school average on ICSEA. Tumbi Umbi sits about 60 km from the CBD. It is fairly car-dependent; the suburb scores 43 for walkability and 5 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Premises.
- Population
- 5,369
- +2% over 5yr
- Median age
- 45 years
- Median household income
- $86,000/yr
- Households renting
- 15%
- Family households
- 77%
- Socio-economic rank
- 4/10
- ABS advantage index
- Schools within 5km
- 13
- avg ICSEA 998
- Unemployment
- 3.9%
- Distance to CBD
- 60 km
- Walk score
- 43/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Tumbi Umbi
View all →Frequently asked questions about Tumbi Umbi
What should I check before investing in Tumbi Umbi?
Tumbi Umbi has enough public data for first-pass screening across yield, vacancy, price and supply signals. Unit gross rental yield of 4.2% gives a usable rent-to-price starting point. Capital growth of +6.2% in the past year shows positive recent price momentum. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Tumbi Umbi?
The median property price in Tumbi Umbi, NSW 2261 is $1.0M for houses.
What rental yield does Tumbi Umbi show?
The gross rental yield in Tumbi Umbi is 3.8% for houses and 4.2% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Tumbi Umbi?
House prices in Tumbi Umbi are up 6.2% over the past year and up 18.4% over three years. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Tumbi Umbi?
The current vacancy rate in Tumbi Umbi is 0.4%. A rate under 2% generally signals a tight rental market. This suburb's rental market is very tight, with landlords typically holding strong bargaining power and low rental downtime.
How many people live in Tumbi Umbi?
Tumbi Umbi has a population of approximately 5,369 residents, with a median age of 45.
What schools are near Tumbi Umbi?
There are 13 schools within roughly 5km of Tumbi Umbi. Their average ICSEA is close to the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Tumbi Umbi affordable to buy in?
A median house in Tumbi Umbi costs about 11.9 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Tumbi Umbi's population growing?
The population of Tumbi Umbi has grown modestly, about 2% over five years. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
How far is Tumbi Umbi from the CBD?
Tumbi Umbi is about 60 km from the CBD.
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