Cumbalum vs Teven.
Comparing two suburbs with median house prices of $1,175,500 and $2,060,000. Cumbalum edges out on more headline metrics in this comparison.
Cumbalum (median $1,175,500) is roughly 43% cheaper to buy into than Teven ($2,060,000). Over the past year, Cumbalum (+12.5%) ran 12.5 percentage points ahead of Teven (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Teven (1016) sits above Cumbalum (1011).
For buyers
Cumbalum is the lower entry point at $1,175,500 median, 43% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Cumbalum carries both higher gross yield (3.98% vs 2.27%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Teven edges out on average school ICSEA (1016 vs 1011).
Common questions
Is Cumbalum or Teven cheaper to buy in?
Cumbalum has the lower median house price at $1,175,500, roughly 43% below Teven ($2,060,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Cumbalum or Teven?
Over the past 12 months, Cumbalum grew +12.5% vs 0% in Teven, a gap of 12.5 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 Cumbalum or Teven have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Teven scores 1016 vs 1011 in Cumbalum. 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 suburb has higher rental yield, Cumbalum or Teven?
Gross rental yield on houses is 3.98% in Cumbalum vs 2.27% in Teven. 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).
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