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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
The median house price in Tumbi Umbi is $982k, with units at $645k. House values have moved 1.3% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Tumbi Umbi has an estimated 5,355 residents. That puts 409 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Analysis of ABS demographic updates alongside address verification data compiled by AreaSearch indicates that the suburb of Tumbi Umbi has an estimated residency of 5,355 individuals as of May 2026. This represents a contraction of 14 people (0.3%) from the 2021 Census, which documented a population of 5,369 residents. The shift is calculated from a resident base of 5,354, determined by AreaSearch using the June 2025 ERP release from the ABS, supplemented by 7 validated new addresses established post-census. The current population volume translates to a density of 408 persons per square kilometer, which leaves ample physical space per resident and potential capacity for future building projects.
Demographic gains were almost entirely attributable to overseas migration, which served as the exclusive source of population growth in recent times. AreaSearch incorporates regional demographic projections from the ABS and Geoscience Australia published in 2024 using 2022 as its baseline. In instances where SA2 boundaries lack this coverage, projections from the NSW State Government released in 2022 using 2021 as a baseline are utilized. Projected age distribution growth rates from these datasets are applied to local projections spanning the years 2032 to 2041. Future expectations suggest demographic expansion will track slightly below the national median for similar areas, with the suburb of Tumbi Umbi projected to add 289 residents by 2041, representing a total expansion of 5.4% over the 16 years.
Frequently Asked Questions - Population
22 new dwellings have been approved in Tumbi Umbi over the past five years, an average of 4 a year. That is 0.8 approvals per 1,000 residents. Approvals are currently running at an annualised 2, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Data analysis of ABS building approvals indicates that the suburb of Tumbi Umbi averages roughly 4 residential approvals annually, yielding a total of approximately 22 homes approved over the preceding 5 financial years. Thus far in FY-26, 2 building approvals have been registered. As local resident counts have contracted recently, the creation of new housing has likely matched local demand to give purchasers adequate choices, while the average expected construction cost of approved dwellings stands at $432,000, representing a premium above regional benchmarks that indicates a focus on high-quality builds.
Furthermore, commercial building approvals valued at $2.9 million have been documented in the current financial year, highlighting that the suburb remains primarily residential. Recent residential additions have consisted entirely of detached houses, preserving the low-density character of the neighborhood, which appeals to buyers seeking space. The current building trend shows an even stronger orientation toward detached houses than was recorded at the Census, where it stood at 81.0%, indicating that demand for standalone family homes remains high. An estimated ratio of 5351 people per dwelling approval points to a quiet construction landscape with minimal development activity. Long-term projections indicate that the suburb of Tumbi Umbi will add 288 residents by 2041 based on the most recent quarterly estimates. If building rates remain at current levels, the volume of new housing might fall short of population growth, potentially intensifying buyer competition and reinforcing upward pressure on prices.
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.
AreaSearch tracks 34 current infrastructure and development projects close to Tumbi Umbi, worth an estimated $661 million. 8 are already under construction and 4 are due for completion within three years. The pipeline spans sports & recreation, residential development and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, planning initiatives, and major developments are key drivers of local performance. A total of 4 projects have been identified as having a potential impact on the local area. Principal developments include the Cynthia Street Subdivision, the Central Coast Highway Upgrade - Wamberal to Bateau Bay, the Red Bus Planning Proposal - 682A Coleridge Road Rezoning, and the Berkeley Vale Private Hospital & Medical Precinct, with specific details provided below for the most relevant undertakings.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Red Bus Planning Proposal - 682A Coleridge Road Rezoning
Planning proposal to rezone a 5.26ha former bus depot site from SP2 Infrastructure to R1 General Residential and C3 Environmental Management. The proposal introduces a 450m2 minimum lot size, 9.5m building height limit, and a 0.6:1 FSR across the residential land. The Gateway determination facilitates master planning for up to 70 residential dwellings alongside site-specific DCP controls.
Cynthia Street Subdivision
DA approved staged subdivision of 1,887 m2 residential land into 5 lots with integrated approval for 6 dwellings (4 single homes and 1 duplex). Dual street frontage to Cynthia Street and Adrian Close. Listings indicate dwelling plans available and staged delivery possible (subdivision, then dwellings, then duplex subdivision).
Berkeley Vale Industrial Estate Expansion
Ongoing expansion of the Berkeley Vale Industrial Estate along Enterprise Drive with serviced industrial lots, new warehouse and light industrial buildings, internal road and utility upgrades. Multiple sites, including 5 Enterprise Drive, are actively being marketed and developed for warehouse, logistics and industrial occupiers, with individual building projects progressing across the estate.
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.
Uniting Nareen Gardens Village Redevelopment
Redevelopment of the Uniting Nareen Gardens aged care facility in Bateau Bay, featuring modern residential aged care units, community facilities, and enhanced care services for elderly residents.
Lorraine Gardens Estate
Lorraine Gardens Estate is a boutique residential land subdivision of 48 lots on the Central Coast, with civil works complete and titles expected in early 2025. The estate is positioned around the intersection of Lorraine Avenue and Berkeley Road in Berkeley Vale, opposite the site of a proposed private hospital, providing convenient access to local health services, schools, retail and transport.
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.
Central Coast Shared Pathway Network - Magenta Extension
Extension of the Central Coast shared pathway network through the Magenta area, providing safe cycling and walking connections between residential areas and key destinations.
2,569 residents of Tumbi Umbi are employed, from a labour force of 2,664. Unemployment sits at 3.6%, with participation at 60.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local workforce is characterized by strong representation in essential services, an unemployment rate of just 3.6%, and estimated job growth of 2.6% over the prior year. As of March 2026, 2,569 residents are employed, with the unemployment rate tracking 0.6% below the 4.1% recorded for Greater Sydney. However, workforce participation is low, standing at 60.1% compared to 69.1% across Greater Sydney. Census records show that a high proportion of residents, 31.0%, worked from home, though this figure may reflect the influence of pandemic lockdowns. The primary employment sectors for local workers are health care & social assistance, construction, and retail trade.
Construction shows an especially high concentration, employing workers at 1.7 times the regional average. Conversely, professional & technical services are underrepresented, accounting for 5.0% of employment compared to 11.5% regionally. Although local jobs exist, comparison of the Census working population against the local resident base suggests a significant portion of the workforce commutes to jobs outside the area. Analysis of SALM and ABS data shows that during the year ending March 2026, the count of employed residents rose by 2.6% and the total labor force grew by 2.9%, which elevated the unemployment rate by 0.3 percentage points. In Greater Sydney, employment increased by 1.9%, the labor force expanded by 1.9%, and unemployment decreased slightly. Workforce demand projections from Jobs and Skills Australia published in May-25 offer additional context for the local market, showing national employment growth forecasts of 6.6% over five years and 13.7% over ten years. Mapping these national industry forecasts to the local occupational structure indicates that employment for residents is projected to rise by 6.6% over five years and 13.6% over ten years, assuming a weighted extrapolation based on the local industry mix without adjusting for localized population trends.
Frequently Asked Questions - Employment
Median household income in Tumbi Umbi is $1,657 a week (about $86,000 a year), with median personal income at $739 a week. ATO records put median taxable income at $49,515 a year against an average of $62,277. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Taxpayer income statistics show a median of $49,515 and an average of $62,277, according to postcode-level ATO data compiled for the 2023 financial year. These figures sit below national averages, in contrast to Greater Sydney's median of $60,817 and average of $83,003. Factoring in Wage Price Index growth of 10.32% since the 2023 financial year, current adjusted estimates point to a median of $54,625 and an average of $68,704 as of March 2026. The 2021 Census indicates that household, family, and personal incomes all place the area modestly between the 36th and 44th percentiles.
Income distribution data shows the largest bracket contains 28.8% of local residents (1,542 people) earning between $1,500 - 2,999, which is comparable to the wider region where 30.9% fall into this range. Housing costs consume a large share of earnings, leaving just 82.7% of income remaining, placing the area in the 44th percentile for affordability and the 6th decile on the SEIFA income index.
Frequently Asked Questions - Income
Tumbi Umbi had 1,922 occupied dwellings at the 2021 Census, 81% detached houses and 0% apartments. 44% are owned with a mortgage, 17% rented and 39% owned outright. At that Census the median rent was $410 a week and the median mortgage repayment $2,146 a month. Rent absorbs 24.7% of household income here and mortgage repayments 29.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential dwelling types in the area at the time of the latest Census consisted of 81.2% houses and 18.8% other options such as semi-detached homes, apartments, or alternative dwellings, compared to a split of 55.9% houses and 44.1% other dwellings across metropolitan Sydney. Home ownership rates were high at 39.2%, with the remaining properties occupied by residents with a mortgage (43.7%) or renting (17.2%). Typical monthly mortgage payments were $2,146, while typical weekly rents were $410, both below the metropolitan Sydney figures of $2,427 and $470. On a national level, local mortgage costs exceed the Australian average of $1,863, and weekly rents are higher than the national benchmark of $375.
Frequently Asked Questions - Housing
Tumbi Umbi counted 1,922 households at the 2021 Census, averaging 2.7 people each. 33% are couples with children, against 31% couples without children. 21% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute 76.9% of all local households, consisting of couples with children at 32.8%, couples without children at 31.4%, and single-parent households at 12.3%. Non-family households account for the remaining 23.1%, with lone person households representing 21.3% and group households making up 1.8%. The typical household size of 2.7 people matches the average for Greater Sydney.
Frequently Asked Questions - Households
18.3% of adults in Tumbi Umbi hold a university qualification, including 13.2% with a bachelor degree and 3.2% with postgraduate qualifications. A further 30.4% hold a vocational qualification. 2 schools serve the area, with 1,234 enrolment places and an average ICSEA of 1,013 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational outcomes reveal lower university completion rates, with 18.3% of residents holding a tertiary degree compared to the Greater Sydney average of 38.0%. Among those with higher education, bachelor degrees are held by 13.2%, postgraduate qualifications by 3.2%, and graduate diplomas by 1.9%. Vocational and technical education is common, with 42.5% of residents aged 15+ holding qualifications, consisting of advanced diplomas at 12.1% and certificates at 30.4%. Enrolment rates in formal education are high, with 28.0% of residents studying. This student population includes 10.1% attending primary school, 8.5% in secondary school, and 3.5% enrolled in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tumbi Umbi reaches 52 stops on 108 routes, timetabled for about 1,600 services a week. The typical home sits about 190 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.6 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Analysis of local transit shows 52 active transport stops within the area, composed of bus services. These stops support 108 routes, facilitating 1,588 passenger trips weekly. Transit access is high, with residents living an average of 192 meters from their nearest stop. Given the residential nature of the area, most workers commute out, with private vehicles remaining the primary choice at 95%. Households own an average of 1.6 vehicles, which is above the regional average. A significant 31.0% of the workforce worked from home, according to the 2021 Census, which may reflect pandemic-era conditions.
Transit frequency averages 226 daily trips across all active routes, which translates to roughly 30 weekly trips for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
63.3% of residents in Tumbi Umbi report no long-term health condition. 6.9% need daily assistance with core activities, and 51.6% hold private health cover. The standardised death rate runs at 5.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators point to lower wellness outcomes, with elevated mortality rates and chronic health conditions observed across both younger and older cohorts, while private health insurance coverage is low, held by approximately 52% of the population (~2,762 people), compared to 59.9% in Greater Sydney. Arthritis and mental health conditions are the most prevalent issues, affecting 10.8% and 8.7% of residents. In contrast, 63.3% of residents reported having no chronic medical conditions, compared to 74.6% in Greater Sydney. Residents of working age exhibit higher-than-average rates of chronic illnesses. The area features a high concentration of seniors, with 26.5% of the population aged 65 and over (1,419 people), exceeding the Greater Sydney benchmark of 15.5%.
Senior health outcomes present some difficulties, with national rankings aligning closely with the general population.
Frequently Asked Questions - Health
Tumbi Umbi is largely Australian-born, at 86.0% of residents, with 4.8% speaking a language other than English at home. The largest reported ancestries are English (31.5%) and Australian (29.7%). 3.4% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity is below average, with 86.0% of residents born in Australia, 92.0% holding citizenship, and 95.2% speaking only English at home. Christianity is the predominant religion, followed by 61.2% of residents, compared to 49.2% in Greater Sydney. Regarding ancestral backgrounds, the three largest groups are English at 31.5% of the population (well above the regional average of 19.0%), Australian at 29.7% (well above the regional average of 17.8%), and Irish at 9.3%. Minor ethnic groups show distinct concentrations, with Maltese represented at 1.1% (compared to 1.0% regionally), Russian at 0.4% (compared to 0.4% regionally), and Hungarian at 0.3% (compared to 0.3% regionally).
Frequently Asked Questions - Diversity
The median resident of Tumbi Umbi is 45, older than 80% of areas nationally. 21.1% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 45 years is older than the Greater Sydney average of 37 and the national average of 38 years. Compared to Greater Sydney, there is a higher proportion of residents aged 75 - 84 (10.4%) and a smaller proportion aged 25 - 34 (8.0%). Since the 2021 Census, the 75 to 84 cohort expanded from 9.2% to 10.4% of the population, and the 35 to 44 cohort rose from 10.3% to 11.4%, while the 25 to 34 age bracket decreased from 9.2% to 8.0%. Looking ahead to 2041, demographic projections indicate shifts, led by the 75 to 84 group which is expected to grow by 29% (159 people) to reach 716 from 556.
Overall, cohorts aged 65+ will account for 77% of all population growth, while the 25 to 34 and 0 to 4 brackets are projected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tumbi Umbi
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 7 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (5,369 at the 2021 Census → 5,355 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL13980). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.