Tumbi Umbi
An older, detached-home community of 5,369 people, Tumbi Umbi has a median age of 45, 5 years above the national figure, while 81.2% of dwellings are separate houses. Established households shape the suburb: 85.1% stayed at the same address, 50.7% of homes have 4 or more bedrooms, and 32.0% work from home. Household income ranks at the 57.4th percentile, but university attainment is 23.7%, 6.4 points below the national rate. Compared with nearby Berkeley Vale and Killarney Vale, Tumbi Umbi has a more detached, settled feel. That supports stability because turnover is only 14.9%, although slow growth and car reliance matter for buyers.
Population
5,369
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,657/wk
DAs (12 months)iDevelopment Applications lodged in the past year
26
Homebuyers are choosing a predominantly low-density market: 81.2% of dwellings are separate houses, 18.6% semi-detached and 0.2% apartments. Larger layouts are common, with 50.7% containing 4 or more bedrooms, above the 30.1% share with 3 bedrooms. The monthly mortgage figure is $2,146, equal to 29.9% of household income; weekly rent is $410 and rent absorbs 24.7%. Average stress is not flagged, but buyers should test repayments against their own rate and deposit. Compared with apartment-oriented options elsewhere on the Central Coast, Tumbi Umbi's appeal is space and tenure security: 35.5% own outright and 39.5% have a mortgage.
For Buyers
Homebuyers are choosing a predominantly low-density market: 81.2% of dwellings are separate houses, 18.6% semi-detached and 0.2% apartments. Larger layouts are common, with 50.7% containing 4 or more bedrooms, above the 30.1% share with 3 bedrooms. The monthly mortgage figure is $2,146, equal to 29.9% of household income; weekly rent is $410 and rent absorbs 24.7%. Average stress is not flagged, but buyers should test repayments against their own rate and deposit. Compared with apartment-oriented options elsewhere on the Central Coast, Tumbi Umbi's appeal is space and tenure security: 35.5% own outright and 39.5% have a mortgage.
For Investors
Tumbi Umbi presents a steady rather than high-churn rental proposition. Only 15.4% of households rent, below the 35.5% owning outright and 39.5% paying a mortgage, so the tenant pool is smaller than the owner base. Weekly rent is $410 and vacancy is 3.7%, a combination that can support occupancy when homes are priced and maintained well, although the modest rental share may limit demand depth. Development activity reached 27 applications in 12 months, with examples including alterations, earthworks and sheds rather than a clear pipeline of new dwellings. Rental growth was 41.7%, and overseas migration is the primary growth driver, giving investors a reason to monitor demand without assuming rapid expansion.
Development Activity
Total DAs
202
Last 12 Months
26
YoY ChangeiYear-over-year change in DA lodgements
+8.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tumbi Umbi
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
With a median age of 45, Tumbi Umbi is 5 years older than the national median and is moving further toward an older resident base. The senior share rose 4.4 points while the young share fell 2.0 points, helping explain why couples without children account for 42.2% of families and average household size is 2.7, 0.2 above the national figure. Overseas-born residents comprise 14.0%, 7.6 points below the national rate, and university attainment is 23.7%, 6.4 points below national. English, Irish and Scottish ancestry counts are 2,361, 695 and 598. Christianity accounts for 3,109 residents and no religion for 1,899. Residential continuity is high, with 85.1% staying at the same address compared with 14.9% turnover.
Age Distribution
Bedrooms
Dwelling Structure
81.2%
Houses
18.6%
Townhouse
0.2%
Apartment
Tenure
Housing stock is strongly detached and family-sized. Separate houses account for 81.2%, compared with 18.6% semi-detached and 0.2% apartments. Four or more bedrooms make up 50.7%, higher than the 30.1% share of 3-bedroom homes; 2-bedroom dwellings account for 18.1%. Tenure is 35.5% outright ownership, 39.5% mortgage and 15.4% renting, with 9.6% in other arrangements. This mix explains the settled feel because owners represent a clear majority and 85.1% stayed at the same address. Compared with apartment-oriented markets, Tumbi Umbi provides more detached housing across 13.11 square kilometres at 409.6 people per square kilometre.
Mortgage / mo
$2,146
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $410.
$650
Bond data Jun 2026 · houses $680 · units $525
HH Size
2.7
Personal Income / wk
$739
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.7%
Unoccupied
73
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.9%
Community Profile
Ancestry
Household Composition
41.1%
Couples with children
42.2%
Couples, no children
16.1%
Single parent
1,556
Total families
Economy & Employment
Healthcare is the largest local industry at 20.4% of employment, or 317 workers, followed by construction at 14.3% and 222, education at 12.0% and 186, retail at 7.0% and 109, and public administration at 6.4% and 99. The labour force totals 2,444, with unemployment at 4.1% and participation at 55.5%. There are more full-time workers than part-time workers, at 1,206 versus 848, while the full-time rate is 51.5%. Household income is $1,657 weekly, around the 57.4th percentile, and personal income is $739. SEIFA results are uneven: economic resources rank in decile 8, but education and occupation rank in decile 4, with disadvantage at decile 6 and advantage at decile 5. That gap is consistent with established homeowners having stronger resources than formal qualification levels.
Unemployment
4.1%
Labour Force
2,444
Unemployed
100
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.5%
Part-time
36.2%
Participation
55.5%
Employed
2,344
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.7%
Postgraduate
4.7%
Born Overseas
14.0%
Dwellings
1,917
Transport to Work
Daily life is practical but car-oriented. 62.2% of residents drive to work, compared with 0.5% using public transport and 1.4% walking or cycling, while 32.0% work from home. The 13.11 square kilometre suburb has a density of 409.6 people per square kilometre, so access can vary by pocket and exact address. One local school is Tuggerah Lakes Secondary College Tumbi Umbi Campus, a government secondary campus. Families should check enrolment zones and transport connections for the exact address. Community participation includes a 13.2% volunteering rate, and the IRSAD sits at decile 5, close to the middle rather than the highest-access locations. These factors suit households seeking space and routine more than car-free living.
Drive
62.2%
Public Transport
0.5%
Walk / Cycle
1.4%
Work from Home
32.0%
Population Forecast
+0.37%/yr
(+62 people/yr)
EstablishedTumbi Umbi is an established, slow-growth suburb, with forecast trend growth of 0.37% a year and population change across the wider area of 5.0% over 10 years. Overseas migration is the primary driver, but the trajectory is Aging: the senior share has risen 4.4 points while the young share has fallen 2.0 points. Affordability is labelled Improving, moving from 56.7 in 2011 to 54.0 in 2021, while real income growth reached 21.0%. Gentrification is marked Not gentrifying with a score of 0, although the shift signal is 40 and Early signs. The result is steadier demand than a boom market, with growth more likely to come from household turnover and overseas migration than rapid expansion.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+80
Net Internal / yr
-16
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tumbi Umbi compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tumbi Umbi a good suburb to live in?
For households wanting larger detached homes and a settled environment, Tumbi Umbi can be a practical choice. It has 81.2% separate houses, 50.7% with 4 or more bedrooms, 32.0% working from home and 85.1% staying at the same address. The trade-off is car reliance: 62.2% drive to work.
What is the median house price in Tumbi Umbi?
Check a current sales database for the median house price rather than infer it from rents. Tumbi Umbi has 81.2% separate houses, 50.7% with 4 or more bedrooms and a monthly mortgage figure of $2,146, so the dwelling mix can materially affect the suburb median.
What schools are in Tumbi Umbi?
Tuggerah Lakes Secondary College Tumbi Umbi Campus is the local government secondary campus. Families should confirm enrolment zones, year levels and travel time for the exact address, especially because public transport accounts for only 0.5% and 62.2% drive to work.
Is Tumbi Umbi safe?
Safety should be checked using current NSW Police incident data for the last 12 months and the exact street, because conditions can vary within a 13.11 square kilometre suburb. Also inspect lighting, traffic and access to services before deciding.
Is Tumbi Umbi good for property investment?
It may suit investors seeking established rental demand rather than rapid growth. Weekly rent is $410, vacancy is 3.7%, renting is 15.4% and 27 development applications were recorded in 12 months. Forecast growth is 0.37% a year, so returns should be tested against purchase price, maintenance and vacancy assumptions.
How is Tumbi Umbi's population changing?
Tumbi Umbi's population is 5,369 today, with forecast trend growth of 0.37% a year and 5.0% population change across the wider area over 10 years. The trajectory is Aging: the senior share rose 4.4 points and the young share fell 2.0 points. Overseas migration is the primary driver.
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 education open registers (school locations), 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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