Tumbi Umbi, NSW
FAIR VALUE4,248 sales · 36 years of data · NSW, Australia
Tumbi Umbi, NSW Property Market Overview
Located on the Central Coast of New South Wales, Tumbi Umbi offers a blend of coastal lifestyle and convenient access to essential amenities. The property market in Tumbi Umbi has a substantial history, with data spanning 36 years and encompassing a total of 4,248 recorded sales. The current median property price (all types) in Tumbi Umbi sits at $1,070,000.
Houses in Tumbi Umbi command a higher median price of $1,157,500, while apartments are more affordable at a median of $630,000. This difference in price points contributes to the diverse housing options available in the suburb. Tumbi Umbi's established property market and coastal location make it a noteworthy area for property market analysis in NSW.
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 Tumbi Umbi
Top streets in Tumbi Umbi, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Tumbi Rd | $960,000 |
| 2 | Morgan Ave | $1,011,000 |
| 3 | Wyong Rd | $677,500 |
| 4 | Roberta St | $980,000 |
... and 133 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 | Tesoriero Tce | $1,893/m² |
| 2 | Morgan Ave | $1,988/m² |
| 3 | Mackay Dr | $1,923/m² |
| 4 | Hansens Rd | $567,869/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 | Eastern Rd | +8.6% |
| 2 | Northumberland Way | +7.0% |
| 3 | Peach Ave | +8.9% |
| 4 | Roberta St | +6.6% |
... 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 Tumbi Umbi analysis
137 streets and 9 buildings to explore
Trusted by 100+ property investors across NSW
Nearby Suburbs to Tumbi Umbi
Tumbi Umbi at a Glance
Tumbi Umbi, NSW
Map data © OpenStreetMap contributors
Local Amenities
Living in Tumbi Umbi, NSW
Living in Tumbi Umbi offers a relaxed coastal lifestyle with convenient access to amenities. Families are drawn to the area for its schools, including Tumbi Umbi Public School and Brooke Avenue Public School. For shopping, residents can visit the nearby Westfield Tuggerah or smaller local shopping centres within Tumbi Umbi itself.
Outdoor recreation is readily available, with access to beautiful beaches and parks such as Tumbi Umbi Oval. The suburb fosters a strong sense of community, with local events and activities throughout the year. Access to public transport is via bus routes connecting to surrounding areas. Tumbi Umbi provides a balance of suburban living and coastal charm, making it an attractive place to call home.
Who Buys in Tumbi Umbi?
Tumbi Umbi primarily attracts families and established homeowners, drawn to the suburb's spacious houses and family-friendly environment. The higher median house price of $1,157,500 suggests that buyers are typically seeking larger properties with gardens and outdoor space. While apartments are available, they represent a smaller portion of the market, with a strata percentage of just 2.7%. The consistent historical growth, indicated by the 10-year CAGR of 6.3%, may also attract investors seeking long-term capital appreciation in Tumbi Umbi.
Market Analysis
Currently, the Tumbi Umbi property market is assessed to be near its long-term trend, indicating a fair value cycle position. This suggests that property prices in Tumbi Umbi, as of early 2026, are aligned with their historical performance and broader market conditions.
A 'fair value' designation implies that Tumbi Umbi's property values haven't experienced significant overvaluation or undervaluation relative to its established trend. This can create a more stable environment for both buyers and sellers, where price expectations are aligned with market fundamentals. It is important to note that market dynamics can shift over time, influencing future property values in Tumbi Umbi.
Is Tumbi Umbi a Good Investment?
Tumbi Umbi's consistent growth over the long term, as evidenced by its historical CAGR figures, suggests a stable and reliable property market. The 10-year CAGR of 6.3%, coupled with the 20-year CAGR of 5.7%, reflects sustained appreciation in property values within Tumbi Umbi. This historical performance is a key consideration for those analysing the suburb's investment potential.
Currently, the Tumbi Umbi property market is considered to be near its long-term trend, indicating a fair value cycle position. This suggests that property prices are aligned with historical performance. The established housing market and coastal location also contribute to the overall desirability of Tumbi Umbi. The consistent growth and stable market conditions support the suburb's appeal.
Tumbi Umbi Market Outlook
As of early 2026, the Tumbi Umbi property market is considered to be near its long-term trend, indicating a fair value cycle position. This suggests that recent price trends have been in line with historical averages. While the market has shown consistent growth over the long term, current conditions reflect a period of stability. It is important to monitor market trends closely to understand any potential shifts in the Tumbi Umbi property market.
Streets & Location in Tumbi Umbi, NSW
Tumbi Umbi, postcode 2261, features a variety of streets, with a total of 137 streets contributing to its residential landscape. Properties located on streets such as THE RIDGEWAY, HIGHVIEW ST, and BLUE CRANE CL tend to have higher median prices, reflecting the desirability of these locations within Tumbi Umbi. The suburb's location on the Central Coast offers residents access to coastal amenities and a relaxed lifestyle. The specific location of a property within Tumbi Umbi can significantly impact its value and appeal.
Market Dynamics
Transaction patterns in Tumbi Umbi reveal an average settlement timeframe of 55 days, reflecting a typical period for property sales to finalise. The stability of settlement times suggests a well-functioning market with established processes. Data for quick-flip percentages in Tumbi Umbi is currently unavailable, which would provide insights into short-term investor activity within the suburb. Understanding these transaction patterns is crucial for assessing the overall health and dynamics of the Tumbi Umbi property market.
Development & Density
Tumbi Umbi features a relatively low density of apartment buildings, with only 9 apartment buildings present in the suburb. This indicates a predominantly detached housing market, contributing to the suburb's character. The low strata percentage of 2.7% further supports this observation, highlighting the limited prevalence of apartment living in Tumbi Umbi. This housing composition is a key factor influencing the suburb's appeal and demographic profile. The development density is a key component of the property landscape of Tumbi Umbi.
Growth & Property Mix
Over the past decade, Tumbi Umbi has demonstrated consistent growth, with a 10-year Compound Annual Growth Rate (CAGR) of 6.3%. Looking further back, the 20-year CAGR stands at 5.7%, while the full-period CAGR (36 years) is 6.0%. These figures reflect the long-term appreciation of property values in Tumbi Umbi. The property mix in Tumbi Umbi is predominantly houses, with apartments accounting for a smaller percentage of the overall market.
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.