Berkeley Vale vs Tumbi Umbi.
Comparing two suburbs with median house prices of $952,500 and $1,157,500. Tumbi Umbi edges out on more headline metrics in this comparison.
Berkeley Vale (median $952,500) is roughly 18% cheaper to buy into than Tumbi Umbi ($1,157,500). Over the past year, Tumbi Umbi (+21.5%) ran 14.4 percentage points ahead of Berkeley Vale (+7.1%) on house-price growth.
Tumbi Umbi scores higher on walkability (2/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Tumbi Umbi (1005) sits above Berkeley Vale (984).
For buyers
Berkeley Vale is the lower entry point at $952,500 median, 18% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Berkeley Vale delivers the better gross yield (3.71% vs 3.05%), but Tumbi Umbi has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Tumbi Umbi edges out on average school ICSEA (1005 vs 984).
Common questions
Is Berkeley Vale or Tumbi Umbi cheaper to buy in?
Berkeley Vale has the lower median house price at $952,500, roughly 18% below Tumbi Umbi ($1,157,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Berkeley Vale or Tumbi Umbi?
Over the past 12 months, Tumbi Umbi grew +21.5% vs +7.1% in Berkeley Vale, a gap of 14.4 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Berkeley Vale or Tumbi Umbi have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Tumbi Umbi scores 1005 vs 984 in Berkeley Vale. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Berkeley Vale or Tumbi Umbi?
Tumbi Umbi scores 6/100 on walkability vs 2/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Berkeley Vale or Tumbi Umbi?
Gross rental yield on houses is 3.71% in Berkeley Vale vs 3.05% in Tumbi Umbi. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
Compare Berkeley Vale against another suburb