Tumbarumba
With a median house price of $395,000 and a vacancy rate of 14.7%, Tumbarumba sits at an unusual intersection: genuinely affordable property in a high-vacancy market where buyers face little competition. The town's 1,915 residents have a median age of 47, which is 7 years above the national figure, reflecting a long-standing aging trajectory. Household income lands in the 27.8th percentile nationally, well below average, yet mortgage stress is absent because the $395,000 median keeps repayments at 21.5% of income. Manufacturing leads employment at 16.5% of workers, giving the local economy a production base that differs markedly from the services-dominant profile seen in most NSW towns.
Population
1,915
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,252/wk
DAs (12 months)iDevelopment Applications lodged in the past year
24
Median House
$395K
2024-2025 (PSI derived)
The median house price of $395,000 is well below state and national medians, and prices moved from $360,000 in 2024 to $420,000 in 2025, a 16.7% rise in one year. Monthly mortgage repayments average $1,165, producing a mortgage-to-income ratio of 21.5%, comfortably below the 30% stress threshold. Separate houses dominate at 96.7% of dwellings, so buyers have a consistent stock of standalone homes rather than competing with apartments. Three-bedroom homes account for 50.1% of dwellings, and 4-plus bedroom homes represent 29.4%, meaning family-sized homes make up roughly eight in ten properties. Outright owners at 46.0% outnumber mortgage holders at 28.5%, a pattern typical of long-established, lower-turnover rural towns where debt has been paid down over decades.
For Buyers
The median house price of $395,000 is well below state and national medians, and prices moved from $360,000 in 2024 to $420,000 in 2025, a 16.7% rise in one year. Monthly mortgage repayments average $1,165, producing a mortgage-to-income ratio of 21.5%, comfortably below the 30% stress threshold. Separate houses dominate at 96.7% of dwellings, so buyers have a consistent stock of standalone homes rather than competing with apartments. Three-bedroom homes account for 50.1% of dwellings, and 4-plus bedroom homes represent 29.4%, meaning family-sized homes make up roughly eight in ten properties. Outright owners at 46.0% outnumber mortgage holders at 28.5%, a pattern typical of long-established, lower-turnover rural towns where debt has been paid down over decades.
For Investors
Tumbarumba's 25.5% renter share and $220 weekly rent imply a gross yield of around 2.9% against the $395,000 median, modest but higher than many coastal markets. The 14.7% vacancy rate is the key risk: one in seven rental properties sits empty, putting downward pressure on rents and extending time-to-let. Development activity shows 23 applications in the past 12 months, a low number for a town this size, which means supply additions are limited. Net migration runs at roughly 12 internal and 7 overseas arrivals per year, providing a thin but positive demand base. The one-year price gain of 16.7% from 2024 to 2025 suggests momentum, though the small sample size in rural markets makes single-year moves volatile compared to metropolitan benchmarks.
Development Activity
Total DAs
152
Last 12 Months
24
YoY ChangeiYear-over-year change in DA lodgements
+33.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tumbarumba iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
All Saints Primary School
K-6 · 58 students
Tumbarumba Public School
K-6 · 184 students
Tumbarumba High School
7-12 · 148 students
Demographics
The median age of 47 sits 7 years above the national average, and the trajectory confirms deepening aging: the senior share rose 5.4 points while the working-age share fell 2.8 points over the decade. Overseas-born residents represent just 9.4% of the population, which is 12.2 percentage points below the national figure, pointing to a predominantly locally-born community. Ancestry is strongly Anglo-Celtic, led by English (768), Scottish (229) and Irish (202) residents. University qualifications at 18.8% run 11.3 points below the national rate, consistent with a workforce concentrated in trades, machinery and primary industries rather than professional roles. Average household size of 2.3 is 0.2 below national, fitting a profile where couples without children (37.6% of families) outnumber couples with children.
Age Distribution
Bedrooms
Dwelling Structure
96.7%
Houses
2.9%
Townhouse
N/A
Apartment
Tenure
Tenure tells a story of long-term settlement: 46.0% of residents own outright, 28.5% hold a mortgage and only 25.5% rent, ratios that reflect low population turnover given 82.7% of residents stayed in the same address over the reference period. The stock is almost entirely separate houses at 96.7%, with semi-detached at 2.9%, making this one of the most detached-dominant profiles in NSW. Three-bedroom homes account for 50.1% of dwellings, with 4-plus bedroom homes at 29.4%, so large-footprint properties are the norm rather than the exception. Prices moved from $360,000 in 2024 to $420,000 in 2025, a 16.7% annual gain. At $395,000 median against weekly household income of $1,252, the price-to-annual-income ratio sits around 6.1, lower than most metropolitan markets nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,165
Rent / wk
$220
HH Size
2.3
Personal Income / wk
$677
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.7%
Unoccupied
131
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Ancestry
Household Composition
37.6%
Couples, no children
1,416
Total families
Economy & Employment
Manufacturing leads the industry base at 16.5% of workers (73 people), followed by Public Administration at 15.4% (68), Education at 12.0% (53) and Agriculture at 11.1% (49), with Healthcare matching Agriculture at 11.1%. The manufacturing presence is notable because it gives the town a traded-sector base less common in rural NSW towns of comparable size. By occupation, Labourers (142) and Machinery/Drivers (116) together outnumber Professionals (89), which explains the university qualification rate of 18.8%, sitting 11.3 points below national. Unemployment is low at 3.4% and the full-time employment rate of 67.4% is reasonable, though the participation rate of just 49.0% reflects the large share of residents outside working age. The IRSAD decile of 3 and IRSD decile of 3 both indicate relative disadvantage compared to national averages, consistent with an income base in the 27.8th percentile.
Unemployment
2.9%
Labour Force
1,627
Unemployed
47
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.4%
Part-time
29.2%
Participation
49.0%
Employed
746
Occupations
Top Industries
University
18.8%
Postgraduate
2.6%
Born Overseas
9.4%
Dwellings
753
Transport to Work
Car dependency is high at 83.7% driving to work, and 8.9% walk or cycle, a reasonable active transport share for a rural town. Public transport data is not recorded, consistent with limited services typical of remote NSW towns. The IRSAD decile of 3 ranks Tumbarumba in the lower third nationally for relative advantage and disadvantage, meaning residents face above-average barriers to resources and services compared to the broader population. Volunteering runs at 24.7%, notably high and above typical urban rates, reflecting the community participation patterns common in rural towns. Rent-to-income sits at 17.6% and mortgage-to-income at 21.5%, both below stress thresholds, meaning housing costs are manageable relative to local incomes despite the income base sitting in the 27.8th percentile nationally.
Drive
83.7%
Public Transport
N/A
Walk / Cycle
8.9%
Work from Home
N/A
Population Forecast
-0.03%/yr
(-1 people/yr)
EstablishedAnnual population change is effectively flat at -0.03%, losing roughly 1 person per year. The medium forecast holds population near 3,527 through 2031, a gradual drift lower from the 2025 level of 3,590. Over the past decade the 10-year population change was positive at 3.8%, but the trend has since levelled. Net internal migration averages 12 arrivals per year and overseas migration adds 7, giving a balanced migration driver that offsets natural aging attrition. The gentrification score of 26 registers as early signs, not yet an active process, because while affordability improved from 34.0% in 2011 to 29.4% in 2021 and rents grew 30.0%, the income base and qualification levels have not shifted enough to signal momentum compared to gentrifying metro suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+7
Net Internal / yr
+12
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tumbarumba compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tumbarumba a good suburb to live in?
Tumbarumba suits residents who prioritise housing affordability and low financial stress. The $395,000 median house price and a mortgage-to-income ratio of 21.5% keep costs manageable. The IRSAD decile of 3 indicates below-average access to services compared to national standards, and car ownership is essential with 83.7% driving to work. Volunteering at 24.7% reflects strong community participation.
What is the median house price in Tumbarumba?
The median house price is $395,000, derived from 2024-2025 PSI data. Prices rose from $360,000 in 2024 to $420,000 in 2025, a 16.7% increase over one year. Weekly rent averages $220 and monthly mortgage repayments run approximately $1,165, giving a mortgage-to-income ratio of 21.5%.
What schools are in Tumbarumba?
No schools are recorded inside the Tumbarumba boundary in this dataset. The local university qualification rate is 18.8%, which is 11.3 percentage points below the national average, consistent with a workforce oriented toward trades, agriculture and machinery rather than professional roles requiring tertiary education.
Is Tumbarumba safe?
Detailed crime statistics are not available for Tumbarumba in this dataset. As an indirect indicator, the IRSD score of 962 places the suburb at decile 3 nationally for relative disadvantage, below average, though low unemployment at 3.4% and low housing stress suggest residents are not under significant financial pressure.
Is Tumbarumba good for property investment?
At $220 weekly rent against a $395,000 median, the implied gross yield is around 2.9%, higher than many coastal markets but constrained by a 14.7% vacancy rate signalling oversupply. The 16.7% price gain from 2024 to 2025 shows short-term momentum, though rural markets with near-flat population growth of -0.03% annually carry structural demand risk compared to growth corridors.
How is Tumbarumba's population changing?
Annual population change is -0.03%, roughly 1 person lost per year. The 10-year growth was 3.8% to 2021, but the trend has since flattened. Medium forecasts project a population of around 3,527 by 2031, a slight decline from the 2025 level of 3,590. The median age of 47, which is 7 years above national, reflects a steadily aging resident base.
How much development is happening in Tumbarumba?
There were 23 development applications lodged in the past 12 months, a modest level for a town of 1,915 residents. Recent approvals include dwelling houses and a manufactured home, consistent with infill and incremental construction rather than large-scale new supply. With flat population growth of -0.03% annually, demand for new development remains limited.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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