Bateau Bay vs Tumbi Umbi

Bateau Bay is the younger of the two, with a median age of 42 against 45 in Tumbi Umbi. In both, most households own their home and the large majority of homes are detached houses. In Tumbi Umbi, about half of households are couple families. Houses cost more in Bateau Bay: a median of $1.23 million, against $1.02 million in Tumbi Umbi. On these figures, Tumbi Umbi tends to suit buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Bateau Bay

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (12 vs 3)
  • has more schools rated above their peers (1 vs 0)
  • But Tumbi Umbi carries lower crime risk (56/100 vs 72/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Tumbi Umbi

ahead on the one thing that separates them

  • has cheaper houses ($1,022,500 vs $1,228,000)

Weighs house prices and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Bateau Bay is more walkable (64/100 vs 31/100)
  • Tumbi Umbi sits closer to the CBD (94.9 km vs 97 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Bateau Bay is more walkable (64/100 vs 31/100)
  • Tumbi Umbi carries lower crime risk (56/100 vs 72/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Bateau Bay and Tumbi Umbi drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Bateau Bay Tumbi Umbi
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Bateau Bay Tumbi Umbi
Walkability 64 / 31
Bateau Bay — Walkability: 64/100 Tumbi Umbi — Walkability: 31/100
Safety 28 / 44
Bateau Bay — Safety: 28/100 Tumbi Umbi — Safety: 44/100
Low fire risk 30 / 37
Bateau Bay — Low fire risk: 30/100 Tumbi Umbi — Low fire risk: 37/100

Demographics

Bateau Bay has more residents (12,516 vs 5,369); Tumbi Umbi has higher household incomes ($86,164 vs $76,700).

Bateau Bay Tumbi Umbi
Population 12,516
+57% vs other
 5,369
Population trend (2016 → 2021) +3.0% +5.1%
Median age 42 45
Median household income $76,700/yr $86,164/yr
+12% vs other
Median weekly rent $400/wk $410/wk
+2% vs other

Age profile

Share of residents in each band, 2021 Census.

Bateau Bay Tumbi Umbi
0-4 5.9% / 4.7%
Bateau Bay — 0-4: 5.9% Tumbi Umbi — 0-4: 4.7%
5-14 13.3% / 13.4%
Bateau Bay — 5-14: 13.3% Tumbi Umbi — 5-14: 13.4%
15-19 5.3% / 6.5%
Bateau Bay — 15-19: 5.3% Tumbi Umbi — 15-19: 6.5%
20-24 4.4% / 5.6%
Bateau Bay — 20-24: 4.4% Tumbi Umbi — 20-24: 5.6%
25-34 10.8% / 9.2%
Bateau Bay — 25-34: 10.8% Tumbi Umbi — 25-34: 9.2%
35-44 12.5% / 10.3%
Bateau Bay — 35-44: 12.5% Tumbi Umbi — 35-44: 10.3%
45-54 11.0% / 13.4%
Bateau Bay — 45-54: 11.0% Tumbi Umbi — 45-54: 13.4%
55-64 12.2% / 11.6%
Bateau Bay — 55-64: 12.2% Tumbi Umbi — 55-64: 11.6%
65-74 11.8% / 12.4%
Bateau Bay — 65-74: 11.8% Tumbi Umbi — 65-74: 12.4%
75-84 7.9% / 9.3%
Bateau Bay — 75-84: 7.9% Tumbi Umbi — 75-84: 9.3%
85+ 4.9% / 3.7%
Bateau Bay — 85+: 4.9% Tumbi Umbi — 85+: 3.7%

Bars are drawn against the largest share shown (13.4%).

Who lives together

Household composition, 2021 Census.

Bateau Bay 40.6% couple families
Bateau Bay — Couple Families: 40.6% Bateau Bay — Lone Person: 36.8% Bateau Bay — One Parent Families: 18.9% Bateau Bay — Group Household: 2.6% Bateau Bay — Other Families: 1.1%
Tumbi Umbi 47.5% couple families
Tumbi Umbi — Couple Families: 47.5% Tumbi Umbi — Lone Person: 30.7% Tumbi Umbi — One Parent Families: 18.7% Tumbi Umbi — Group Household: 2.5% Tumbi Umbi — Other Families: 0.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bateau Bay 25.2% renting
Bateau Bay — Owned Outright: 37.7% Bateau Bay — Mortgage: 37.1% Bateau Bay — Renting: 25.2%
Tumbi Umbi 17.0% renting
Tumbi Umbi — Owned Outright: 39.3% Tumbi Umbi — Mortgage: 43.7% Tumbi Umbi — Renting: 17.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Bateau Bay Tumbi Umbi
Certificate III & IV 17.6% / 18.7%
Bateau Bay — Certificate III & IV: 17.6% Tumbi Umbi — Certificate III & IV: 18.7%
Bachelor Degree 10.3% / 9.5%
Bateau Bay — Bachelor Degree: 10.3% Tumbi Umbi — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 7.4% / 8.8%
Bateau Bay — Advanced Diploma / Diploma: 7.4% Tumbi Umbi — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 2.2% / 2.3%
Bateau Bay — Postgraduate Degree: 2.2% Tumbi Umbi — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 1.4% / 1.4%
Bateau Bay — Graduate Diploma / Certificate: 1.4% Tumbi Umbi — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (18.7%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Bateau Bay Tumbi Umbi
England 4.0% / 5.0%
Bateau Bay — England: 4.0% Tumbi Umbi — England: 5.0%
New Zealand 1.5% / 1.3%
Bateau Bay — New Zealand: 1.5% Tumbi Umbi — New Zealand: 1.3%
Scotland 0.5% / 0.5%
Bateau Bay — Scotland: 0.5% Tumbi Umbi — Scotland: 0.5%
South Africa 0.4% / 0.6%
Bateau Bay — South Africa: 0.4% Tumbi Umbi — South Africa: 0.6%
Ireland 0.4% / 0.4%
Bateau Bay — Ireland: 0.4% Tumbi Umbi — Ireland: 0.4%
Philippines 0.4% / —
Bateau Bay — Philippines: 0.4% Tumbi Umbi — Philippines: not among its largest

Bars are drawn against the largest share shown (5.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bateau Bay 79.5% houses
Bateau Bay — Houses: 79.5% Bateau Bay — Townhouses: 11.0% Bateau Bay — Flats / Apartments: 9.5%
Tumbi Umbi 81.0% houses
Tumbi Umbi — Houses: 81.0% Tumbi Umbi — Townhouses: 18.5% Tumbi Umbi — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Bateau Bay Tumbi Umbi
Median house price $1,228,000 $1,022,500
Median unit price $625,000 —
Median land price — $2,225,000
Typical days to sell (houses) 24 days
from 132 sales
 29 days
from 49 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Bateau Bay Tumbi Umbi
3 bed $1.11M / $875K
Bateau Bay — 3 bed: $1.11M (102 sales) Tumbi Umbi — 3 bed: $875K (29 sales)

102 vs 29 sales

4 bed $1.31M / $1.11M
Bateau Bay — 4 bed: $1.31M (111 sales) Tumbi Umbi — 4 bed: $1.11M (40 sales)

111 vs 40 sales

5 bed $1.53M / $1.25M
Bateau Bay — 5 bed: $1.53M (20 sales) Tumbi Umbi — 5 bed: $1.25M (13 sales)

20 vs 13 sales

Zoning mix

Tumbi Umbi has more land zoned for conservation (86% vs 17%).

Bateau Bay Tumbi Umbi
Environmental 17% 86%
Residential 63% 10%
Parks and recreation 13% 3%
Infrastructure and transport 6% 0%
Commercial 2% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Bateau Bay Tumbi Umbi
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Bateau Bay Tumbi Umbi
Houses 3.3%
$720/wk on $1.15M
 3.7%
$790/wk on $1.12M
Units —
same for both

Ranking within NSW

Bateau Bay Tumbi Umbi
House price Higher than 61% of NSW Higher than 60% of NSW
Income Higher than 44% of NSW Higher than 55% of NSW
Schools —
same for both
Walkability Higher than 86% of NSW Higher than 75% of NSW
Affordability Higher than 32% of NSW Higher than 42% of NSW
EV adoption Higher than 63% of NSW Higher than 64% of NSW
NBN connectivity Higher than 97% of NSW Higher than 98% of NSW
Rental yield (houses) Higher than 32% of NSW Higher than 53% of NSW

Liveability

Bateau Bay is more walkable (64 vs 31).

Bateau Bay Tumbi Umbi
Grade C
same for both
Score 36/100 38/100
Socio-economic band mid-range socio-economic
decile 5/10
 advantaged area
decile 7/10

Risk profile

Bateau Bay carries more crime risk (72 vs 56).

Bateau Bay Tumbi Umbi
Bushfire High
70/100
 Moderate
63/100
Crime High
72/100
 Moderate
56/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
39/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Bateau Bay Tumbi Umbi
Inside the suburb 2
same for both
Rated above peers 1 0
Rated at peers 1 2
Rated below peers 0
same for both

Schools in Bateau Bay

  • Bateau Bay Public School Government · Primary above peers
  • The Central Coast Montessori Primary School Independent · Primary at peers

Schools in Tumbi Umbi

  • St John Fisher Catholic Primary School Catholic · Primary at peers
  • Tuggerah Lakes Secondary College Tumbi Umbi Campus Government · Secondary at peers

Amenities in the suburb

Bateau Bay Tumbi Umbi
Supermarkets 3 0
Cafes & restaurants 6 0
Parks & reserves 12 3
Childcare 3 5
GPs 2 1
Pharmacies 4 1
Banks & Bank@Post 5 1
Fuel stations 1
same for both
EV chargers 0 1
Beaches 1 0
Waterways 6 2

Mobility

Bateau Bay sits further from the CBD (97 km vs 94.9 km).

Bateau Bay Tumbi Umbi
Walkability score 64/100 31/100
Distance to Sydney 97 km
+2% vs other
 94.9 km
Drive time (normal traffic) 86 min 83 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 315.0
7-9am + 5-7pm
 80.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.6%
postcode 2261
same for both
Rooftop solar per 100 dwellings 33
postcode 2261
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Bateau Bay Tumbi Umbi
Car (driver) 64.2% / 62.1%
Bateau Bay — Car (driver): 64.2% Tumbi Umbi — Car (driver): 62.1%
Worked from Home 29.6% / 31.9%
Bateau Bay — Worked from Home: 29.6% Tumbi Umbi — Worked from Home: 31.9%
Car (passenger) 3.9% / 4.0%
Bateau Bay — Car (passenger): 3.9% Tumbi Umbi — Car (passenger): 4.0%
Walked Only 1.0% / 1.1%
Bateau Bay — Walked Only: 1.0% Tumbi Umbi — Walked Only: 1.1%
Train 0.5% / 0.5%
Bateau Bay — Train: 0.5% Tumbi Umbi — Train: 0.5%

Bars are drawn against the largest share shown (64.2%).

Setting

Bateau Bay Tumbi Umbi
Elevation 33 m
above sea level, at the suburb centre
 56 m
above sea level, at the suburb centre
Distance to the ocean 1.0 km
1.1 km to a named beach
 4.8 km
4.8 km to a named beach

NBN connectivity

Bateau Bay Tumbi Umbi
Connectivity score 97/100 98/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 92%
5,768 premises
 97%
2,244 premises

Climate

Bateau Bay Tumbi Umbi
Annual rainfall 1,272 mm
same for both
Summer max (Jan) 26.4°C
same for both
Winter min (Jul) 10.6°C
same for both

Air quality (annual mean)

Bateau Bay Tumbi Umbi
PM2.5 5.1 µg/m³
same for both
PM10 14.8 µg/m³
same for both
NO₂ 0.36 pphm
same for both

Council rates

Bateau Bay Tumbi Umbi
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Bateau Bay Tumbi Umbi
Division Dobell
same for both
Member Emma Mcbride
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bateau Bay Tumbi Umbi
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bateau Bay

Beach Coastal Parks Regional Centre River

Tumbi Umbi

Retirees

More comparisons

Other comparisons with Bateau Bay

Bateau Bay vs Killarney Vale Bateau Bay vs Long Jetty Bateau Bay vs Forresters Beach Bateau Bay vs Shelly Beach

Other comparisons with Tumbi Umbi

Tumbi Umbi vs Berkeley Vale Tumbi Umbi vs Killarney Vale Tumbi Umbi vs Wamberal Tumbi Umbi vs Lisarow Tumbi Umbi vs Ourimbah Tumbi Umbi vs Forresters Beach
Full data on Bateau Bay Full data on Tumbi Umbi
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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