Tumbi Umbi vs Shelly Beach.
Comparing two suburbs with median house prices of $1,157,500 and $1,620,000. Tumbi Umbi edges out on more headline metrics in this comparison.
Tumbi Umbi (median $1,157,500) is roughly 29% cheaper to buy into than Shelly Beach ($1,620,000). Over the past year, Tumbi Umbi (+21.5%) ran 14.6 percentage points ahead of Shelly Beach (+6.9%) on house-price growth.
Tumbi Umbi scores higher on walkability (6/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Shelly Beach (1013) sits above Tumbi Umbi (1005).
For buyers
Tumbi Umbi is the lower entry point at $1,157,500 median, 29% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Tumbi Umbi carries both higher gross yield (3.05% vs 2.18%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Shelly Beach edges out on average school ICSEA (1013 vs 1005).
Common questions
Is Tumbi Umbi or Shelly Beach cheaper to buy in?
Tumbi Umbi has the lower median house price at $1,157,500, roughly 29% below Shelly Beach ($1,620,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Tumbi Umbi or Shelly Beach?
Over the past 12 months, Tumbi Umbi grew +21.5% vs +6.9% in Shelly Beach, a gap of 14.6 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 Tumbi Umbi or Shelly Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Shelly Beach scores 1013 vs 1005 in Tumbi Umbi. 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, Tumbi Umbi or Shelly Beach?
Tumbi Umbi scores 6/100 on walkability vs 4/100. 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, Tumbi Umbi or Shelly Beach?
Gross rental yield on houses is 3.05% in Tumbi Umbi vs 2.18% in Shelly Beach. 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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