Tumbi Umbi NSW Property Investment
Central Coast (NSW) · 2261 · Score: 57/100 · Hold
Tumbi Umbi Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Tumbi Umbi NSW Investment Brief
## 1. Investment Verdict Hold – the Investment Scorecard rates Tumbi Umbi at 57.0 / 100, placing it in the “Hold” band. This score is the single most important figure driving the verdict.
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## 2. Market Overview - Median house price: *Data not provided* (the source notes a peer‑disagreement range, but the actual range is missing). - Growth trend: *Data not provided*. - Days on market: *Data not provided*.
*Interpretation:* With only the scorecard available, we can infer that the market is neither strongly undervalued nor over‑heated. The “Hold” rating suggests modest price stability, meaning buyers face a fairly balanced market and sellers should not expect rapid price acceleration.
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## 3. Rental Market - Vacancy rate: *Data not provided*. - Weekly rent: *Data not provided*. - Gross yield: *Data not provided*. - Demand rating: *Data not provided*.
*Interpretation:* The absence of rental metrics prevents a quantitative yield assessment. The Hold rating implies that rental returns are likely average for the region, offering steady but not exceptional cash flow.
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## 4. Short‑Term Rental Opportunity - STR nightly rate: *Data not provided*. - Occupancy: *Data not provided*. - Estimated annual revenue: *Data not provided*.
*Interpretation:* Without STR data we cannot calculate revenue or compare it to long‑term rental (LTR) returns. The conservative Hold stance suggests LTR would be the safer default strategy until more STR data emerges.
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## 5. Infrastructure & Growth Drivers - Known projects / transport: *Data not provided*. - Employment base: *Data not provided*.
*Interpretation:* No specific infrastructure or employment information is supplied, so we cannot identify concrete demand drivers or constraints. The Hold rating typically reflects a suburb with stable but unremarkable growth catalysts.
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## 6. Bull Case If the suburb were to benefit from new infrastructure, stronger employment, or a surge in buyer demand, the median house price could rise significantly above current levels, and rental yields could improve accordingly. Exact upside figures cannot be modelled without baseline data.
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## 7. Risks - Vacancy risk: Unknown (no vacancy data). - Single‑employer dependency: Unknown (no employment breakdown). - Supply pipeline: Unknown (no data on upcoming developments). - Rate sensitivity: As with any Australian property, higher interest rates could compress cash flow and price growth.
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## 8. The Play - Entry range: *Data not provided* (cannot quote a price range without the median figure). - Minimum yield target: Aim for ≥ 4 % gross yield, which aligns with a typical “Hold” strategy in similar NSW suburbs. - Watch signals: Publication of the actual median price range, any announced infrastructure projects, changes in vacancy rates, and shifts in the Investment Scorecard. - Recommended strategy: Acquire a property at a price that delivers the 4 % yield target, monitor the market for the missing data points, and position for a longer‑term hold while the suburb’s fundamentals are clarified.
*Note:* This analysis is limited to the data supplied. Additional market statistics (price range, rental figures, infrastructure plans) are required to refine the investment case further.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 3.3% + 10yr CAGR 5.5%
- +Low rental vacancy (2.3%) — constrained supply
- −Slow market (73 days avg) — buyer hesitancy
- −High supply pipeline (7045 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
1,131
2020
1,366
2021
1,417
2022
1,906
2023
1,225
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2261
Decile 5 of 10 — Average
Population
55,129
Education (IEO)
4/10
Econ. Resources (IER)
5/10
10-Year Investment Projection
Modelled on Tumbi Umbi NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $750/wk median rent for Tumbi Umbi. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.