Tumbarumba, NSW
OVERVALUED1,799 sales · 36 years of data · NSW, Australia
Tumbarumba, NSW Property Market Overview
Tumbarumba, NSW, postcode 2653, presents a property market with a history spanning 36 years, offering a substantial dataset for analysis. With 1,799 recorded sales, the suburb provides a reasonable sample size for understanding its property trends. The current median property price in Tumbarumba is $420,000, reflecting the combined value of houses and, to a lesser extent, apartments.
Tumbarumba's property market is predominantly comprised of houses, as evidenced by the median house price mirroring the overall median at $420,000. The limited apartment stock, indicated by the near absence of strata titles, contributes minimally to the overall property landscape. The suburb's historical Compound Annual Growth Rates (CAGR) provide insight into its long-term performance, revealing varying growth across different time horizons.
Property Mix
Data You Can Trust
Every figure backed by NSW government sale records
What Subscribers See
A preview of the full analysis available for Tumbarumba
Top streets in Tumbarumba, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Gilbert St | $395,000 |
| 2 | Winton St | $430,000 |
| 3 | King St | $325,000 |
| 4 | Batlow Rd | $585,000 |
... and 129 more streets available
Subscribers also see:
- Street price per m² analysis
- Street annual growth rates (CAGR)
- Premium vs discount % comparison
Streets by price per square metre
Compare land and building value across streets — essential for finding underpriced pockets.
| # | Street | Median $/m² |
|---|---|---|
| 1 | Albury St | $459/m² |
| 2 | Murray St | $367/m² |
| 3 | Batlow Rd | $77,294/m² |
| 4 | Gilbert St | $390/m² |
... and more $/m² rankings
View full $/m² data →Fastest growing streets by median price
10-year compound annual growth rate (CAGR) by street — see which streets are outperforming the suburb.
| # | Street | 10yr CAGR |
|---|---|---|
| 1 | King St | +6.4% |
| 2 | Batlow Rd | +12.8% |
| 3 | Winton St | +9.9% |
| 4 | Murray St | +9.0% |
... and more street growth rates
See all growth rates →Past growth rates are not indicative of future performance. This data is for informational purposes only.
Building-by-building comparison
Compare individual buildings by price per sqm, median unit price, and sales volume. Identify which buildings are gaining or losing value relative to the suburb average.
View full building data →Flipper risk & hold period analysis
Properties resold within 2 years may signal problems — structural issues, noisy locations, or overpayment. See hold period distribution and flagged streets.
See flipper risk data →Settlement times & problem streets
Extended settlement times can indicate building defects, financing difficulties, or legal issues. See which streets have the longest settlement periods.
See settlement data →Density & development tracking
Track which streets are converting from houses to apartments. Understand how density is changing the suburb's character and property values over time.
See density trends →Unlock the full Tumbarumba analysis
133 streets and 2 buildings to explore
Trusted by 100+ property investors across NSW
Nearby Suburbs to Tumbarumba
Tumbarumba at a Glance
Tumbarumba, NSW
Map data © OpenStreetMap contributors
Local Amenities
Living in Tumbarumba, NSW
Tumbarumba offers a charming rural lifestyle with a strong sense of community. Nestled in the foothills of the Snowy Mountains, it's renowned for its natural beauty and outdoor recreational opportunities. The town provides a relaxed pace of life, away from the hustle and bustle of larger cities.
Families are drawn to Tumbarumba for its quality schools, including Tumbarumba Public School and Tumbarumba High School. While the town lacks a train station, it is serviced by bus routes connecting it to nearby regional centres. Local amenities include a small supermarket, cafes, and shops catering to everyday needs. The Tumbarumba Creek Walk and Pioneer Women's Memorial Park provide green spaces for recreation and relaxation. The community spirit is evident in local events and festivals, fostering a welcoming atmosphere.
Who Buys in Tumbarumba?
The typical buyer in Tumbarumba is often drawn to the suburb's affordable median house price of $420,000 and its peaceful rural setting. While the low strata percentage of 0.1% indicates a limited apartment market, the affordability of houses can attract families and first-home buyers seeking a foothold in the property market.
The historical CAGR figures of 7.7% over 10 years and 5.7% over 20 years might appeal to those seeking long-term capital growth. The suburb's character also attracts downsizers looking for a quieter lifestyle and retirees seeking a relaxed community.
Market Analysis
The Tumbarumba property market, based on our analysis, is currently positioned above its long-term trend, indicating it is in overvalued territory. This assessment considers a range of factors, including recent price movements, sales volumes, and broader economic indicators. While the specific deviation from the long-term trend is proprietary information, the current cycle position suggests that property prices in Tumbarumba may be elevated compared to their historical average.
This overvalued position doesn't necessarily indicate an imminent correction, but it does warrant careful consideration for potential buyers and sellers. Understanding the cycle position allows stakeholders to better assess the risks and opportunities present in the Tumbarumba property market and to make more informed decisions. Further in-depth analysis is available for premium subscribers.
Is Tumbarumba a Good Investment?
Tumbarumba's property market presents an interesting case study in regional growth. The historical CAGR figures, including 7.7% over 10 years and 5.7% over 20 years, suggest a consistent pattern of appreciation. This growth is likely driven by a combination of factors, including its attractive lifestyle, affordable property prices compared to major metropolitan areas, and increasing demand for rural living.
However, the current cycle position, which indicates that Tumbarumba is above its long-term trend (overvalued territory), warrants careful consideration. While past performance is not indicative of future results, understanding the cyclical nature of the property market is crucial. Further insights into the specific market drivers are available through our premium subscription.
Tumbarumba Market Outlook
As of early 2026, the Tumbarumba property market is currently positioned above its long-term trend, indicating it is in overvalued territory. Recent price trends have contributed to this position. While it's impossible to predict the future with certainty, understanding the current market cycle is crucial for making informed decisions.
Further analysis of sales volumes, listing data, and economic indicators will provide a more comprehensive picture of Tumbarumba's market outlook. Premium subscribers have access to detailed forecasts and trend analysis.
Streets & Location in Tumbarumba, NSW
Tumbarumba, postcode 2653, features a variety of streets each with its own character and property values. Among the notable streets in Tumbarumba, according to median property prices, are GILBERT ST, BATLOW RD, and KING ST. These streets represent some of the more sought-after locations within the suburb, although detailed analysis of individual properties is available through our premium service.
With a total of 133 streets, Tumbarumba offers a diverse range of residential options. The location within NSW contributes to its appeal, offering a blend of rural charm and accessibility to regional centres.
Market Dynamics
Transaction patterns in Tumbarumba reflect a relatively stable market, with an average settlement timeframe of 43 days. This indicates an efficient process for property sales and transfers. The absence of significant quick-flip activity suggests a market driven more by long-term ownership than short-term speculation. Further data on investor activity is available through our premium subscription.
Understanding these market dynamics provides insights into the overall health and stability of the Tumbarumba property market, helping buyers and sellers make informed decisions.
Development & Density
Tumbarumba exhibits a low development density, characterized by a predominance of detached houses and a limited number of apartment buildings. With only 2 apartment buildings recorded, the suburb's housing composition is overwhelmingly skewed towards single-family dwellings. The strata percentage of 0.1% further underscores the scarcity of apartment-style living in Tumbarumba.
This low development density contributes to the suburb's character and lifestyle, attracting residents who prefer spacious properties and a more traditional residential environment. Future development trends will play a key role in shaping the evolution of Tumbarumba's property market.
Growth & Property Mix
Tumbarumba's historical growth rates provide valuable context for understanding its long-term property performance. Over the past 10 years, the suburb has experienced a Compound Annual Growth Rate (CAGR) of 7.7%. Looking further back, the 20-year CAGR stands at 5.7%, while the full-period CAGR, encompassing the entire 36-year dataset, is 4.9%. These figures illustrate the varying rates of appreciation Tumbarumba has seen across different market cycles.
The property mix in Tumbarumba is overwhelmingly dominated by houses, with a very small percentage of strata-titled properties (0.1%). This composition contributes to the character of the suburb and influences the type of buyers it attracts.
All data on this page is sourced from NSW government property sale records. Market analysis, cycle positions, growth rates, and all other metrics are provided for informational purposes only and do not constitute financial, investment, legal, or property advice. Always seek independent professional advice before making any property or financial decisions.
This information is based on historical sales data and does not constitute financial, investment, or property advice. Past performance is not indicative of future results. Always consult a qualified professional before making property decisions.