Last updated: 25 September 2026 by PropertyCo, Erina. Sources and methodology at the end of this page.
Tumbi Umbi is a semi rural suburb in postcode 2261 on the shores of Tuggerah Lake, about 7 km south west of The Entrance and 20 km from Gosford. Its median house price was $1,022,500 for September 2025 to August 2026, down 7.1% on the previous year, according to realestate.com.au (PropTrack).
Tumbi Umbi market snapshot
| Measure | Houses | Units |
|---|---|---|
| Median price | $1,022,500 | $645,000 |
| 12 month change | -7.1% | +11.2% |
| Number sold | 59 | 5 |
| Median days on market | 32 | 17 |
| Median weekly rent | $780 | $615 |
| Gross rental yield | 3.9% | 4.6% |
Source: realestate.com.au Tumbi Umbi suburb profile (PropTrack), September 2025 to August 2026, accessed 25 September 2026.
Tumbi Umbi prices by bedroom
| Property | Median price |
|---|---|
| 2 bedroom house | $850,000 |
| 3 bedroom house | $900,000 |
| 4 bedroom house | $1,155,000 |
| 2 bedroom unit | $640,000 |
| 3 bedroom unit | $775,000 |
Source: realestate.com.au Tumbi Umbi suburb profile (PropTrack), September 2025 to August 2026, accessed 25 September 2026.
What the numbers mean
The house median fell 7.1% over the year. We are not going to bury that. On 59 sales it is a real movement rather than a statistical wobble, and it matters if you are deciding whether to sell now or wait. What a median does not tell you is which part of the suburb moved. Tumbi Umbi is really two markets. The urbanised section along Wyong Road near Berkeley Vale and Killarney Vale behaves quite differently from the acreage around Tumbi Road and Palm Valley Road. A single median blends both, so it can shift simply because more of one type sold this year than last. The jump in the bedroom medians is worth noting too. A 4 bedroom house sits at $1,155,000 against $900,000 for a 3 bedroom, a gap of about 28%. That step is larger than most Central Coast suburbs and it is the clearest pricing signal on this page. The unit figures come from just 5 sales. Treat them as indicative only.
Schools in Tumbi Umbi
Tuggerah Lakes Secondary College Tumbi Umbi Campus is in the suburb. For primary, most families look to the schools in neighbouring Berkeley Vale and Killarney Vale. Confirm current catchment zoning with the NSW Department of Education, as catchments change.
Living in Tumbi Umbi
Tumbi Umbi is a suburb of two halves and buyers usually know which half they want before they call.
- Mingara Recreation Club and the Mingara One fitness and aquatic centre are in the suburb and are a genuine draw for families and downsizers.
- The acreage pocket around Tumbi Road and Palm Valley Road is why people who want land without leaving the coast look here.
- Wyong Road links the suburb to Tuggerah and the M1 in one direction and the beaches in the other.
- Tuggerah Lake forms the western edge, and Tumbi Umbi Creek feeds into it.
- Glengara Retirement Village is in the suburb, which shapes part of the local buyer pool.
The name is recorded as meaning a place of tall trees, describing the swamp land that was drained for the housing and industrial estates that stand there now.
Your Tumbi Umbi agent
Chantel Laing sells across the Tuggerah Lakes suburbs for PropertyCo, including Tumbi Umbi and neighbouring The Entrance North, where she was born and raised. She is in her 17th year in real estate and has been licensed since May 2010. She prices street by street rather than suburb wide, which matters more than usual in a suburb like this one where the acreage and the Wyong Road housing are effectively separate markets. PropertyCo is not the largest seller in Tumbi Umbi. What we offer is current, sourced figures and an appraisal built on what is actually selling in your part of the suburb. Ask any agent you speak to where their numbers come from and what period they cover.
Tumbi Umbi FAQs
What is the median house price in Tumbi Umbi?
$1,022,500 for September 2025 to August 2026, down 7.1% on the previous year, per realestate.com.au (PropTrack).
How long do houses take to sell in Tumbi Umbi?
A median of 32 days over September 2025 to August 2026.
Is Tumbi Umbi rural or suburban?
Both. The section along Wyong Road near Berkeley Vale and Killarney Vale is urbanised, while the area around Tumbi Road and Palm Valley Road is semi rural acreage.
Is Mingara in Tumbi Umbi?
Yes. Mingara Recreation Club and the Mingara One fitness and aquatic centre are both in the suburb.
How far is Tumbi Umbi from The Entrance?
About 7 km south west of The Entrance, and around 11 km north of Terrigal.
What high school is in Tumbi Umbi?
Tuggerah Lakes Secondary College Tumbi Umbi Campus is in the suburb.
Thinking of selling in Tumbi Umbi?
Request an appraisal from PropertyCo.
Part of the PropertyCo Central Coast suburb guides.
Sources and methodology
Market figures: realestate.com.au Tumbi Umbi suburb profile (PropTrack), data period September 2025 to August 2026, accessed 25 September 2026. Suburb description, population and local facilities: Tumbi Umbi entry, Wikipedia, accessed 25 September 2026, citing the 2021 Census. School: Tuggerah Lakes Secondary College Tumbi Umbi Campus, NSW Department of Education, accessed 25 September 2026. Median prices are for the stated period only and are not a prediction. The unit figures are based on 5 sales and the bedroom level medians on small samples.