Tumbi Umbi, Central Coast: house prices, rent and what to check before you buy
The median sale price for non-strata dwellings (mostly houses) was $1,100,000 in the Jan–Mar 2026 quarter for postcode 2261 (NSW DCJ Rent and Sales Report), unchanged on a year earlier. The median strata (mostly unit/townhouse) sale price was $718,000 in the Jan–Mar 2026 quarter for postcode 2261. The median weekly rent was $650 (DCJ, June quarter 2026). Tumbi Umbi had 5,369 residents at the 2021 Census, and its postcode is 2261.
What stands out: Bush Fire Prone Land covers 88% of the suburb's land (NSW Rural Fire Service Bush Fire Prone Land); its postcode's median non-strata (house) price is higher than 10% of 98 Greater Sydney postcodes with a house median (NSW DCJ Rent and Sales Report).
Page updated · market data to Mar 2026
- Zoning: mostly Environmental Living (C4), 31% of the land
- School catchments: parts of Tumbi Umbi are in the catchments for Berkeley Vale PS and Brooke Ave PS (+5 more) (primary); Erina HS and Lisarow HS (+3 more) (secondary)
- Getting there: nearest train or Metro station about 6.0 km from the suburb centre
- Non-strata median
- $1,100,000
- Mar qtr 2026 · unchanged on Mar qtr 2025
- postcode 2261
- Higher than 10% of 98 Greater Sydney postcodes with a house median · 192 sales in the quarter
- NSW DCJ Rent and Sales Report
- Strata median
- $718,000
- Mar qtr 2026 · up 2.6% on Mar qtr 2025
- postcode 2261
- Higher than 22% of 104 Greater Sydney postcodes with a unit median · 74 sales in the quarter
- NSW DCJ Rent and Sales Report
- Median rent
- $650/wk
- June quarter 2026
- postcode 2261
- Higher than 23% of 256 Greater Sydney postcodes with a rent figure · lease count not published
- NSW DCJ Rent and Sales Report
- Gross yield
- 3.1%
- rent June quarter 2026 / house median Mar qtr 2026
- postcode 2261
- Higher than 84% of 98 Greater Sydney postcodes with a gross yield
- Calculated by Delora from the two figures above
- Planning risk
- Flood Not mappedBushfire 88% Very highHeritage 0% Very low
- share of suburb land area
- 1 suburb-specific overlay to check
- NSW Planning Portal · NSW Rural Fire Service Bush Fire Prone Land
- Getting around
- 6.0 km to nearest station
- 12 government school catchments cover part of the suburb
- Transport for NSW GTFS data · NSW Department of Education catchments
Check an address in Tumbi UmbiCompare with another suburb
Greater Sydney profile: sale prices and rents are published by postcode.
Tumbi Umbi is an established suburb with an older, more settled population — median age 45, around the state average on the ABS's SEIFA index of socio-economic advantage. Housing here is overwhelmingly standalone houses. The area is still light on cafés, shops and other everyday amenity. It's without a train or Metro station of its own.
Ready to look at a specific property here? See the due diligence hub for what to verify before you sign.
Scope: New South Wales, Australia. Suburb data here comes from NSW government sources (DCJ rents and sales, Rural Fire Service, planning and school records); Greater Sydney comparison group.
In this profile
- Planning and riskZones, overlays, flood and bushfire, and what is planned nearby, with an address check.
- Prices and rentsMedian prices and rents, how they have moved, and sales volume.
- SchoolsThe government school zones that cover the suburb.
- Living hereTransport, commute times, who lives here and the suburbs nearby.
- Before you buyThe checks every purchase needs, common questions and guides.
Risk and planning in Tumbi Umbi
Bush Fire Prone Land affects about 88% of the area.
Suburb-wide shares of the land, not a check of any one address.
Not covered by this dataset (most Sydney councils map flood risk separately). Not the same as no flood risk; check with council.
If it applies it adds bushfire construction requirements (a BAL rating) and cost.
Share of the suburb. Source: NSW Rural Fire Service Bush Fire Prone Land · Verify this address
The share of the suburb on the council's Local Environmental Plan heritage map: 2 listed heritage items. There, demolishing, moving or altering the outside of a heritage item, or of a building, work or tree in a conservation area, structural changes inside a listed building, building on that land or subdividing it generally need development consent, and similar rules cover Aboriginal places and objects. (NSW Parliamentary Counsel's Office, verified 26 Oct 2026) Minor work or maintenance can go ahead without it if the council agrees in writing first. (NSW Parliamentary Counsel's Office, verified 26 Oct 2026)
Share of the suburb. Source: NSW Planning Portal LEP heritage map · Verify this address
Worth checking in Tumbi Umbi
Bush Fire Prone Land
Bush Fire Prone Land (NSW Rural Fire Service) affects ~88% of Tumbi Umbi. If it applies, it drives bushfire construction requirements (BAL rating) and cost.
Zoning mix and building controls
Land use across the suburb (planning zones)
- Zoning
- Residential
- mostly Environmental Living (C4) · 31% of the suburb
- Suburb
Layers on this map, as a table
| Layer | Share of suburb | Source |
|---|---|---|
| Suburb boundary | The whole suburb | ABS SAL 2021 |
Overlay colours reflect how much of the suburb an overlay covers — green under ~8%, amber ~8–20%, red above 20%. Source: NSW Planning Portal & NSW Rural Fire Service. How to verify planning controls for an address
Cost and market in Tumbi Umbi
How Tumbi Umbi compares
Where Tumbi Umbi ranks against other Greater Sydney suburbs Delora covers, on the measures buyers ask about — a higher bar isn’t always “better”, it’s just where this suburb sits.
Show recorded crime and amenity-density comparisons
Schools
Parts of Tumbi Umbi fall within 7 primary and 5 secondary government school catchments. 1 government school is located within the suburb.
Government schools have address-based catchment zones; Catholic and independent schools set their own enrolment processes.
Show all 1 zoned schools
Wamberal PSGetting around from Tumbi Umbi
0 train, 0 Metro, 0 light rail and 39 bus stop points sit inside the suburb (Transport for NSW GTFS data). A station counts once per platform, so these are stop points, not stations.
- Distance to the CBD
- ~58 km
- from the suburb centre
- Getting around
- 0 train · 0 Metro · 0 light rail · 39 bus
- stop points in the suburb, not stations (a station is often several) · nearest train or Metro station ~6.0 km
- Nearest Centrelink
- ~6.8 km
- outside the suburb
Everyday amenity (OpenStreetMap)
- Cafés & amenity density
- 0 cafés
- Low café & amenity density — likely more car-dependent
- Restaurants
- 0
- places to eat nearby
- Supermarkets
- 0
- grocery stores nearby
- Pharmacies
- 1
- chemists nearby
- Parks
- 3
- green space nearby
- Childcare
- 0
- centres nearby
- GP & medical centres
- 0
- nearby
Who lives in Tumbi Umbi
— 5,369 residents · median age 45 · 74% own their home · SEIFA 6/10
- Population
- 5,369
- usual residents (Census 2021)
- Owner-occupied
- 74%
- 74% own, 7% private rent, 4% social, 15% other or not stated
- Median age
- 45 yrs
- of residents
- Personal income
- $739/wk
- median, per week
- Household income
- $1,657/wk
- median, per week
- Avg household size
- 2.7 people
- people per home
- Monthly mortgage
- $2,146/mo
- median repayment
- Taxpayer income
- no data
- median taxable income, per year (ATO)
- Population growth
- no data
- Recorded crime
- 53 per 1,000 residents
- a year, for Tumbi Umbi itself · around the Greater Sydney average
Offence category mix (Tumbi Umbi's own mix, last 12 months):
- Theft24%
- Assault21%
- Intimidation Stalking And Harassment16%
- Against Justice Procedures12%
- Malicious Damage To Property8%
- Drug Offences5%
- Sexual Offences5%
- Disorderly Conduct4%
- Arson1%
- Prohibited And Regulated Weapons Offences1%
- Abduction And Kidnapping1%
- Other Against The Person1%
- Other Offences0%
- Median household incomeup 17%
- Median personal incomeup 19%
- Median weekly rentup 14%
- Median ageolder by 1 year
How advantaged the area is
Deciles 1–10 vs all Sydney areas — 10 = most advantaged — from the ABS SEIFA index. A demographic measure, not a house-price one. These three don’t always move together — a suburb with lots of renters or students, for example, can score high on education but lower on income and housing costs.
- Overall advantage
- 6/10
- Around the Greater Sydney average
- Economic resources
- 7/10
- income, housing costs & wealth
- Education & occupation
- 5/10
- qualifications & skilled jobs
The homes here
Mix of dwelling types across the suburb (Census 2021)
Who owns and rents here (Census 2021)
Not sure whether a house, townhouse or apartment suits you? Decide what to buy →
Recorded crime is a suburb-wide rate — every offence NSW Police logged over the latest year (theft, property damage, drug and traffic offences and the like, not only violent crime) divided by the suburb’s residents. A broad area signal, not a figure for this exact street.
All figures are suburb-level indicators, not property-specific — always confirm the exact address on the contract for sale. Sources: ABS Census 2021, NSW DCJ Rent and Sales Report, NSW Bureau of Crime Statistics and Research, NSW Rural Fire Service (Bush Fire Prone Land), NSW Planning Portal.
Suburbs near Tumbi Umbi
The 6 closest suburbs with a Delora page, by distance between suburb centres.
Compare with nearby suburbs
Before you buy in Tumbi Umbi
Overlay and pipeline checks specific to Tumbi Umbi are in the Planning and risk tab. Two checks apply to every purchase.
Easements & restrictions
Check the contract for sale and title search for easements (e.g. drainage/sewer along a boundary — you usually can’t build over them) and restrictive covenants (single-dwelling, materials, height) that limit your plans.
Owners corporation (if applicable)
Apartments and many townhouses in Tumbi Umbi are in an owners corporation. If so, the statement must include its certificate — review annual fees, any special levies, the maintenance fund and insurance.
Questions about Tumbi Umbi
What is the median price in Tumbi Umbi?
The median sale price for non-strata dwellings (mostly houses) was $1,100,000 in the Jan–Mar 2026 quarter for postcode 2261 (NSW DCJ Rent and Sales Report), unchanged on a year earlier. The median strata (mostly unit/townhouse) sale price was $718,000 in the Jan–Mar 2026 quarter for postcode 2261.
What postcode is Tumbi Umbi?
Tumbi Umbi is in postcode 2261, in the Central Coast council area, New South Wales.
What is the population of Tumbi Umbi?
Tumbi Umbi had 5,369 usual residents at the 2021 Census (ABS), with a median age of 45.
Is Tumbi Umbi affected by flood or bushfire overlays?
Tumbi Umbi's council doesn't map flood risk through the EPI Flood Planning overlay (most Sydney councils use a DCP or separate flood study instead, which Delora doesn't yet carry) — this is not the same as no flood risk, and about 88% is covered by Bush Fire Prone Land (NSW Rural Fire Service). These are suburb-wide shares: whether one applies to a particular property depends on the address, so check it on the NSW Planning Portal's spatial viewer and in the contract for sale.
What should I check before buying in Tumbi Umbi?
For Tumbi Umbi, pay particular attention to any flood or bushfire risk (about 88% bush fire prone, flood risk not mapped by this dataset), the zoning of the block and neighbouring blocks, and — for strata properties — the strata report, by-laws and any special levies. Always have a licensed conveyancer or solicitor review the contract for sale before you sign.
Show all 3 more questions
How is Tumbi Umbi zoned?
Most of Tumbi Umbi (31% of the land) is zoned C4 Environmental Living, then C2 Environmental Conservation (28%) and C3 Environmental Management (27%) under the council's Local Environmental Plan (NSW Planning Portal). The zone sets what can be built; check the zone for an exact address on the Planning Portal's spatial viewer or a section 10.7 planning certificate.
Which school catchments cover Tumbi Umbi?
Parts of Tumbi Umbi are in the government school catchments for primary: Berkeley Vale PS, Brooke Ave PS, Holgate PS, Killarney Vale PS and 3 more; secondary: Erina HS, Lisarow HS, TLSC Berkeley Vale, TLSC The Entrance and 1 more (NSW Department of Education). A suburb can span several catchments: the exact address decides which applies, so confirm it on NSW School Finder.
Is Tumbi Umbi heritage listed?
Under 1% of Tumbi Umbi is on the council's Local Environmental Plan heritage map, including 2 listed heritage items. For a heritage item or land in a heritage conservation area, demolition, exterior and structural interior changes, new buildings and subdivision generally need development consent, unless the council agrees in writing that minor work or maintenance doesn't (Standard Instrument LEP clause 5.10). Check an exact address on its section 10.7 planning certificate.
Guides for buying in Tumbi Umbi
The flood and bushfire figures in Planning and risk are suburb-wide — they tell you how common an overlay is here, not whether it applies to one specific address. Confirm via the NSW Planning Portal and an in-person inspection before you rely on them.
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