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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
Sales Activity
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Population
An assessment of population growth drivers in Tumbi Umbi reveals an overall ranking slightly below national averages considering recent, and medium term trends
As of May 2026, the estimated population of the suburb of Tumbi Umbi is around 5,355 people, reflecting a decrease of 14 individuals since the 2021 Census. The resident population was last estimated at 5,354 by AreaSearch following analysis of the latest ERP data release by the ABS in June 2025 and validation of seven new addresses since the Census date. This results in a population density ratio of 408 persons per square kilometer. Overseas migration was the primary driver of population growth in recent periods for Tumbi Umbi. AreaSearch's projections are based on ABS/Geoscience Australia aggregations released in 2024 with a base year of 2022, and NSW State Government SA2-level projections released in 2022 with a base year of 2021 for areas not covered by the first dataset.
Growth rates by age group from these aggregations are applied to all areas until 2041. According to aggregated SA2-level projections, Tumbi Umbi's population is expected to increase by 289 persons to reach approximately 5,644 inhabitants by 2041, reflecting a total increase of around 5.4% over the 16-year period.
Frequently Asked Questions - Population
Development
Residential development activity is lower than average in Tumbi Umbi according to AreaSearch's national comparison of local real estate markets
AreaSearch analysis of ABS building approval numbers indicates that Tumbi Umbi has seen approximately 10 new homes approved annually. Over the past five financial years, from FY-21 to FY-25, around 52 homes were approved, with an additional 8 approved so far in FY-26. On average, each home built over these years accommodates about 3.2 new residents per year.
This supply is significantly lagging demand, potentially leading to increased buyer competition and pricing pressures. The average construction cost of new homes is $464,000, slightly higher than the regional average, suggesting a focus on quality developments.
In FY-26, $2.9 million in commercial approvals have been registered, indicating the area's residential character. New development consists predominantly of detached houses (92.0%) with townhouses or apartments making up the remaining 8.0%, maintaining Tumbi Umbi's traditional low-density character and appeal for families seeking space. The estimated population per dwelling approval is 646 people, reflecting its quiet, low-activity development environment. According to AreaSearch's latest quarterly estimate, Tumbi Umbi is projected to add 288 residents by 2041. Current development appears well-suited to meet future needs, supporting steady market conditions without extreme price pressure.
Frequently Asked Questions - Development
Development applications around Tumbi Umbi
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Tumbi Umbi has strong levels of nearby infrastructure activity, ranking in the top 30% nationally
Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified four projects likely to affect the region. Notable initiatives include Cynthia Street Subdivision, Central Coast Highway Upgrade from Wamberal to Bateau Bay, Red Bus Planning Proposal at 682A Coleridge Road Rezoning, and Berkeley Vale Private Hospital & Medical Precinct.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Mardi Water Treatment Plant Upgrade
An $82.5 million major upgrade to the Mardi Water Treatment Plant to future-proof water security for over 210,000 residents. The project introduces Dissolved Air Flotation (DAF) technology and new flocculation tanks to handle poor raw water conditions such as algal blooms and high turbidity. Key works include new chemical dosing systems, a new access road, and electrical switch rooms to ensure a reliable supply of up to 160 million litres of water per day.
Berkeley Vale Private Hospital & Medical Precinct
Berkeley Vale Private Hospital is a 50-bed private facility on the NSW Central Coast providing rehabilitation, general medical, and mental health services. Operated by Ramsay Health Care, the campus includes the Ramsay Clinic Berkeley Vale, which has expanded its mental health capacity to 28 beds to meet regional demand. The precinct features specialized units for hydrotherapy, a persistent pain program, and community-based psychology services through Ramsay Health Plus. It serves as a core medical hub adjacent to local aged care and retirement facilities.
High Speed Rail - Newcastle to Sydney (Line 1)
High Speed Rail Line 1 will connect Newcastle to Sydney on a new dedicated 194km rail line with trains capable of speeds up to 320 km/h on surface sections and 200 km/h in tunnels. Around 115km of the route will run through tunnels. The line will reduce travel time between Newcastle and Sydney to around one hour, with Central Coast trips of about 30 minutes. Six stations are proposed at central Newcastle (Broadmeadow), Lake Macquarie, the Central Coast (Gosford), Sydney Central, Parramatta and Western Sydney International Airport. Following release of the business case in early 2026, the project moved into a two-year Development Phase, with the Australian Government investing a further $230 million for design refinement, environmental and planning approvals, and corridor preservation. The first two major contract packages went to tender in 2026: Area Package 1 (around 35km of twin TBM tunnels, an underground station and associated civil works) and Trains, Systems and Systems Integration (supply of trains, design of all systems, rail depot and operations control centre). The Newcastle to Sydney section is estimated to cost around $61.2 billion by 2039, with a further $32 billion to extend to Western Sydney International Airport by 2042. The project is forecast to support up to 15,000 construction jobs annually at peak and add around $250 billion to the Australian economy over a 50-year appraisal period.
Low and Mid-Rise Housing Policy
Comprehensive NSW state planning reforms designed to increase housing density in well-located areas. The policy mandates mid-rise apartment buildings (3-6 storeys) and low-rise multi-dwelling housing (terraces, townhouses, and dual occupancies) within 800m of 171 high-frequency transport hubs and town centres. As of May 2026, the policy is fully operational following the phased rollout of dual occupancy provisions in July 2024 and mid-rise apartment provisions in early 2025. Recent updates include refined floor space ratios (FSR) and non-refusal standards to streamline local council assessments.
Sydney Metro Program
Australia's largest public transport program, comprising multiple metro lines across Greater Sydney. The M1 City and Southwest line is operating to Sydenham, while the Sydenham to Bankstown conversion is in final testing with weekend closures scheduled from May to July 2026 as the project moves toward trial running and a second-half 2026 opening. Sydney Metro West is a 24 kilometre underground line between Westmead and Hunter Street targeting a 2032 opening, with confirmed stations at Westmead, Parramatta, Sydney Olympic Park, North Strathfield, Burwood North, Five Dock, The Bays, Pyrmont and Hunter Street. Sydney Metro Western Sydney Airport is under construction between St Marys, the new Western Sydney International Airport and Bradfield, with the objective of opening when the airport starts passenger services.
Newcastle-Sydney and Wollongong-Sydney Rail Line Upgrades
Program of upgrades to existing intercity rail corridors linking Newcastle-Central Coast-Sydney and Wollongong-Sydney to reduce travel times and improve reliability. Current scope includes timetable and service changes under the Rail Service Improvement Program, targeted network upgrades (signalling, power, station works) and the introduction of the Mariyung intercity fleet on the Central Coast & Newcastle Line, alongside Federal planning led by the High Speed Rail Authority for a dedicated Sydney-Newcastle high speed corridor.
Red Bus Planning Proposal - 682A Coleridge Road Rezoning
Rezoning of a 5.26ha former bus depot to enable housing. The proposal seeks to rezone the majority of the site from SP2 Infrastructure to R1 General Residential and a small portion to C3 Environmental Management; apply a 450m2 minimum lot size, 9.5m building height and 0.6:1 FSR to R1 land; and include 'transport depot' as an additional permitted use to allow ongoing bus operations until redevelopment. The Gateway determination (May 2024) indicates capacity for up to 70 dwellings and requires exhibition with a site-specific DCP.
Central Coast Highway Upgrade - Wamberal to Bateau Bay
NSW Government program to widen approximately 3.6-3.8km of Central Coast Highway between Wamberal and Bateau Bay to two lanes each way, improve intersections, and enhance active transport and bus facilities. Current works are focused on the Central Coast Highway and Tumbi Road intersection, replacing the roundabout with traffic lights and widening approaches to address congestion and improve safety.
Employment
The employment environment in Tumbi Umbi shows above-average strength when compared nationally
Tumbi Umbi's workforce is skilled with a 3.3% unemployment rate as of December 2025. Employment growth over the past year was estimated at 2.9%. The area has 2,554 residents in work and an unemployment rate of 0.9% below Greater Sydney's 4.2%.
Workforce participation is lower at 59.6%, compared to Greater Sydney's 68.8%. Census responses show 31.0% of residents work from home. Dominant employment sectors include health care & social assistance, construction, and retail trade. Construction is particularly specialized with an employment share 1.7 times the regional level.
Professional & technical employs only 5.0% of local workers, below Greater Sydney's 11.5%. Many residents commute elsewhere for work. Over a 12-month period ending December 2025, employment increased by 2.9% while labour force grew by 3.1%, raising the unemployment rate by 0.2 percentage points. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.6% over ten years for Tumbi Umbi, based on its current employment mix.
Frequently Asked Questions - Employment
Income
Income levels sit below national averages according to AreaSearch assessment
The suburb of Tumbi Umbi had a lower than average national income level according to latest Australian Taxation Office data aggregated by AreaSearch for financial year ended 30 June 2023. The median income among taxpayers in Tumbi Umbi was $49,515 and the average income stood at $62,277, compared to figures for Greater Sydney of $60,817 and $83,003 respectively. Based on Wage Price Index growth of 10.32% since financial year ended 30 June 2023, current estimates would be approximately $54,625 (median) and $68,704 (average) as of March 2026. According to Australian Bureau of Statistics Census figures for 2021, household, family and personal incomes in Tumbi Umbi ranked modestly, between the 36th and 44th percentiles. Income brackets indicated that the predominant cohort spanned 28.8% of locals (1,542 people) in the $1,500 - $2,999 category, aligning with the metropolitan region where this cohort likewise represented 30.9%. Housing affordability pressures were severe, with only 82.7% of income remaining, ranking at the 44th percentile. The area's Socio-Economic Indexes for Areas income ranking placed it in the 6th decile.
Frequently Asked Questions - Income
Housing
Tumbi Umbi is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
The latest Census evaluated dwelling structures in Tumbi Umbi with 81.2% houses and 18.8% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Sydney metro had 55.9% houses and 44.1% other dwellings. Home ownership in Tumbi Umbi was at 39.2%, with the rest being mortgaged (43.7%) or rented (17.2%). The median monthly mortgage repayment was $2,146, below Sydney metro's average of $2,427. The median weekly rent figure in Tumbi Umbi was $410, compared to Sydney metro's $470. Nationally, Tumbi Umbi's mortgage repayments were higher at $2,146 than the Australian average of $1,863, while rents exceeded the national figure of $375 at $410.
Frequently Asked Questions - Housing
Household Composition
Tumbi Umbi has a typical household mix, with a fairly typical median household size
Family households constitute 76.9% of all households, broken down into 32.8% couples with children, 31.4% couples without children, and 12.3% single parent families. Non-family households comprise the remaining 23.1%, with lone person households at 21.3% and group households making up 1.8% of the total. The median household size is 2.7 people, which aligns with the Greater Sydney average.
Frequently Asked Questions - Households
Local Schools & Education
Educational attainment in Tumbi Umbi aligns closely with national averages, showing typical qualification patterns and performance metrics
The area's university qualification rate is 18.3%, significantly lower than Greater Sydney's average of 38.0%. Bachelor degrees are the most common at 13.2%, followed by postgraduate qualifications (3.2%) and graduate diplomas (1.9%). Vocational credentials are held by 42.5% of residents aged 15 and above, with advanced diplomas at 12.1% and certificates at 30.4%. Educational participation is high, with 28.0% of residents currently enrolled in formal education.
This includes 10.1% in primary education, 8.5% in secondary education, and 3.5% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Tumbi Umbi has 52 active public transport stops, all serving buses. These stops are connected by 108 routes that together facilitate 1,588 weekly passenger trips. The average distance to the nearest stop for residents is 192 meters, indicating excellent accessibility. As a predominantly residential area, most commuters travel outward, with cars being the primary mode of transport at 95%. On average, there are 1.6 vehicles per dwelling, surpassing the regional average. According to the 2021 Census, 31% of residents work from home, which may be influenced by COVID-19 conditions.
Across all routes, service frequency averages 226 trips daily, equating to approximately 30 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Health outcomes in Tumbi Umbi are marginally below the national average with common health conditions somewhat prevalent across both younger and older age cohorts
Tumbi Umbi shows below-average health indicators based on AreaSearch's assessment as of March 2023. Mortality rates and chronic condition prevalence are high, affecting both younger and older age cohorts.
Private health cover is relatively low at approximately 52% (2,762 people), compared to Greater Sydney's 59.9%. The most common conditions are arthritis (10.8%) and mental health issues (8.7%). 63.3% of residents report no medical ailments, compared to 74.6% in Greater Sydney. Working-age residents have above-average chronic health conditions. As of March 2023, 26.5% of residents are aged 65 and over (1,419 people), higher than Greater Sydney's 15.5%. Health outcomes among seniors present challenges, with national rankings roughly in line with the general population.
Frequently Asked Questions - Health
Cultural Diversity
Tumbi Umbi is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics
Tumbi Umbi, as per data from the 2016 Census, had a cultural diversity index of below average. The population was predominantly Australian-born, with 86.0% having been born in Australia. Citizenship was also high at 92.0%, and English was spoken exclusively at home by 95.2%.
Christianity was the dominant religion, practiced by 61.2%, compared to 49.2% across Greater Sydney. The top three ancestry groups were English (31.5%), Australian (29.7%), and Irish (9.3%). Some ethnic minorities showed notable differences: Maltese (1.1% vs regional 1.0%), Russian (0.4% vs regional 0.4%), and Hungarian (0.3% vs regional 0.3%) were slightly overrepresented in Tumbi Umbi compared to the Greater Sydney region.
Frequently Asked Questions - Diversity
Age
Tumbi Umbi hosts a notably older demographic compared to the national average
The median age in Tumbi Umbi is 45 years, which is significantly higher than Greater Sydney's average of 37 years and Australia's average of 38 years. Compared to Greater Sydney, Tumbi Umbi has a higher percentage of residents aged 75-84 (10.4%), but fewer residents aged 25-34 (8.0%). According to the 2021 Census, the 75-84 age group grew from 9.2% to 10.4%, while the 35-44 age group increased from 10.3% to 11.4%. Conversely, the 25-34 age group declined from 9.2% to 8.0%. By 2041, demographic projections show significant shifts in Tumbi Umbi's age structure. The 75-84 age group is projected to grow by 29%, reaching 716 people from 556. Notably, the combined 65+ age groups will account for 77% of total population growth, reflecting the area's aging demographic profile. In contrast, both the 25-34 and 0-4 age groups are projected to decrease in number.