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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
Based on analysis of ABS population updates for the broader area, as of November 2025, Tumbi Umbi's population is estimated at around 5,535. This reflects an increase of 166 people since the 2021 Census, which reported a population of 5,369. The change was inferred from AreaSearch's estimation of the resident population at 5,520 following examination of ABS' latest ERP data release in June 2024 and validation of seven new addresses since the Census date. This level of population equates to a density ratio of 422 persons per square kilometer. Tumbi Umbi's growth rate of 3.1% since census positions it within 0.6 percentage points of the SA4 region (3.7%). Population growth was primarily driven by overseas migration during recent periods.
AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, NSW State Government's SA2 level projections are used, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Population projections indicate an increase just below the median statistical area across the nation, with Tumbi Umbi expected to expand by 387 persons to 2041, reflecting a total increase of 5.8% over the 17 years.
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 shows Tumbi Umbi had around 10 new homes approved annually. Between FY-21 and FY-25, approximately 51 homes were approved, with an additional 5 in FY-26. Each dwelling added an average of 2.2 residents over the past five financial years.
New homes averaged $473,000 construction cost, targeting the premium market segment. This year, $2.9 million in commercial approvals have been registered.
Detached houses accounted for 92% and townhouses/apartments 8% of new developments, maintaining low density character. There were an estimated 681 people per dwelling approval as of FY-25. By 2041, Tumbi Umbi is projected to add 323 residents according to AreaSearch's latest quarterly estimate. Development pace appears reasonable with projected growth, but increasing competition may arise due to population expansion.
Frequently Asked Questions - Development
Infrastructure
Tumbi Umbi has strong levels of nearby infrastructure activity, ranking in the top 40% nationally
Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified four projects potentially affecting this region: 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. The following list details those most relevant.
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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 enhance drinking water quality and security for over 210,000 residents. Key works include the construction of a new Dissolved Air Flotation (DAF) clarifier, flocculation tanks, and upgraded chemical dosing facilities to handle poor raw water conditions such as algal blooms and high turbidity. The project will 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 (Stage 1)
The first stage of Australia's High Speed Rail network involves a 194km dedicated rail line connecting Newcastle to Sydney. The project features trains reaching speeds of 320 km/h on surface sections and 200 km/h in tunnels, aiming to reduce travel time to approximately one hour. Following the 2025 business case evaluation, the project has moved into a two-year Development Phase focusing on design refinement (to 40% maturity), securing planning approvals, and corridor preservation. The route includes approximately 115km of tunneling and six planned stations: Broadmeadow, Lake Macquarie, Gosford, Sydney Central, Parramatta, and Western Sydney International Airport.
Low and Mid-Rise Housing Policy
State-wide NSW planning reforms to enable diverse low and mid-rise housing, including dual occupancies, terraces, townhouses, and apartment buildings up to 6 storeys. The policy applies to residential zones within 800m of 171 nominated transport hubs and town centres. Stage 1 (dual occupancies) commenced 1 July 2024, and Stage 2 (mid-rise apartments and terraces) commenced 28 February 2025. In June 2025, further amendments adjusted aircraft noise thresholds and clarified storey definitions to expand the policy's reach. The initiative is expected to facilitate approximately 112,000 additional homes by 2030.
Sydney Metro
Australia's largest public transport project, comprising four main lines. As of February 2026, the City & Southwest M1 line is operational to Sydenham, with the Sydenham-to-Bankstown conversion reaching 80% completion and intensive dynamic train testing underway for a late 2026 opening. Sydney Metro West has achieved major tunneling milestones at Westmead, with fit-out contracts worth $11.5 billion signed to target a 2032 opening. The Western Sydney Airport line remains under heavy construction with stations and viaducts progressing for an opening aligned with the airport in late 2026.
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 labour market in Tumbi Umbi demonstrates typical performance when compared to similar areas across Australia
Tumbi Umbi has a skilled workforce with essential services sectors well represented. The unemployment rate was 3.4% as of the past year, with an estimated employment growth of 2.4%.
As of September 2025, there are 2,577 residents in work and the unemployment rate is 0.8% lower than Greater Sydney's rate of 4.2%. Workforce participation is at 55.6%, compared to Greater Sydney's 60.0%. The dominant employment sectors among residents include health care & social assistance, construction, and retail trade. Construction employs a particularly high share of local workers, at 1.7 times the regional level, while professional & technical services employ just 5.0% of local workers, below Greater Sydney's 11.5%.
Many residents commute elsewhere for work based on Census data. In the 12-month period ending in September 2025, employment increased by 2.4% alongside labour force growth of 3.2%, causing the unemployment rate to rise by 0.7 percentage points. In contrast, Greater Sydney experienced employment growth of 2.1% and labour force growth of 2.4%, with a 0.2 percentage point rise in unemployment. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Tumbi Umbi's employment mix suggests local employment should increase by 6.6% over five years and 13.6% over ten years, assuming constant population projections.
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 AreaSearch data aggregated from the ATO for financial year 2023. The median income among taxpayers in Tumbi Umbi was $49,515 and the average income stood at $62,277. This compares with figures for Greater Sydney of $60,817 and $83,003 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes as of September 2025 would be approximately $53,902 (median) and $67,795 (average). In Tumbi Umbi, household, family and personal incomes ranked modestly according to the 2021 Census figures, between the 36th and 44th percentiles. Income brackets indicated that the predominant cohort spanned 28.8% of locals (1,594 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 SEIFA income ranking placed it in the 6th decile.
Frequently Asked Questions - Income
Housing
Tumbi Umbi is characterized by a predominantly suburban housing profile, with strong rates of outright home ownership
Tumbi Umbi's dwelling structure, as per the latest Census evaluation, consisted of 81.2% houses and 18.8% other dwellings (semi-detached, apartments, 'other' dwellings). Home ownership in Tumbi Umbi stood at 39.2%, with 43.7% of dwellings mortgaged and 17.2% rented. The median monthly mortgage repayment in the area was $2,146, while the median weekly rent figure was $410. Nationally, Tumbi Umbi's mortgage repayments were significantly higher than the Australian average of $1,863, and rents exceeded the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Tumbi Umbi has a typical household mix, with a median household size of 2.7 people
Family households comprise 76.9% of all households, including 32.8% couples with children, 31.4% couples without children, and 12.3% single parent families. Non-family households account for the remaining 23.1%, with lone person households at 21.3% and group households comprising 1.8%. The median household size is 2.7 people.
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 prevalent, with 42.5% of residents aged 15+ holding such qualifications - 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
Transport analysis shows 51 active stops operating in Tumbi Umbi, with a mix of bus services. These stops are served by 108 individual routes, offering 1,588 weekly passenger trips collectively. Transport accessibility is rated excellent, with residents typically located 192 meters from the nearest stop.
Service frequency averages 226 trips per day across all routes, resulting in approximately 31 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Health performance in Tumbi Umbi is well below average with prevalence of common health conditions notable across both younger and older age cohorts
Health data indicates significant health challenges in Tumbi Umbi.
Both younger and older age groups show high prevalence of common health conditions. Approximately 52% (~2,854 people) have private health cover, which is relatively low. The most prevalent medical conditions are arthritis (10.8%) and mental health issues (8.7%). Conversely, 63.3% report having no medical ailments, compared to 0% in Greater Sydney. Tumbi Umbi has a higher proportion of seniors aged 65 and over at 25.7% (1,422 people). Health outcomes among seniors present challenges similar to those faced by 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's population showed low cultural diversity, with 86.0% born in Australia and 92.0% being citizens. English was the home language for 95.2%. Christianity dominated religiously, at 61.2%, contrasting with none specified across Greater Sydney.
Top ancestral groups were English (31.5%), Australian (29.7%), and Irish (9.3%). Notably, Maltese (1.1%) was overrepresented compared to none regionally, as were Russian (0.4%) and Hungarian (0.3%).
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 median age of 38 years. Compared to Greater Sydney, Tumbi Umbi has a higher percentage of residents aged 75-84 (9.9%) but fewer residents aged 25-34 (7.8%). According to the 2021 Census, the population aged 15-24 grew from 12.1% to 13.0%, while the 25-34 age group declined from 9.2% to 7.8%. By 2041, demographic projections show significant shifts in Tumbi Umbi's age structure. The 75-84 age group is expected to grow by 34%, reaching 734 people from 547. Notably, the combined 65+ age groups will account for 80% of total population growth, reflecting the area's aging demographic profile. In contrast, both the 55-64 and 5-14 age groups are projected to decrease in number.