Berkeley Vale vs Tumbi Umbi

Berkeley Vale is the younger of the two, with a median age of 36 against 45 in Tumbi Umbi. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. On these figures, Tumbi Umbi tends to suit older residents.

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

Berkeley Vale

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more parks and reserves (6 vs 3)

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

First-home buyers

Too close to call

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

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

Berkeley Vale

ahead on 3 of the 4 things we measure here

  • is more walkable (72/100 vs 31/100)
  • has a shorter drive in (77 min vs 83 min)
  • sits closer to the CBD (90.4 km vs 94.9 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

  • Berkeley Vale is more walkable (72/100 vs 31/100)
  • Tumbi Umbi has more residents already 65 and over (25% vs 17%)

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

Berkeley Vale 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.

Berkeley Vale 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.

Berkeley Vale Tumbi Umbi
Walkability 72 / 31
Berkeley Vale — Walkability: 72/100 Tumbi Umbi — Walkability: 31/100
Safety 50 / 44
Berkeley Vale — Safety: 50/100 Tumbi Umbi — Safety: 44/100
Low fire risk 47 / 37
Berkeley Vale — Low fire risk: 47/100 Tumbi Umbi — Low fire risk: 37/100

Demographics

Berkeley Vale has more residents (8,951 vs 5,369); Tumbi Umbi skews older (45 vs 36).

Berkeley Vale Tumbi Umbi
Population 8,951
+40% vs other
 5,369
Population trend (2016 → 2021) +7.1% +5.1%
Median age 36 45
Median household income $93,132/yr
+7% vs other
 $86,164/yr
Median weekly rent $420/wk
+2% vs other
 $410/wk

Age profile

Share of residents in each band, 2021 Census.

Berkeley Vale Tumbi Umbi
0-4 7.2% / 4.7%
Berkeley Vale — 0-4: 7.2% Tumbi Umbi — 0-4: 4.7%
5-14 14.0% / 13.4%
Berkeley Vale — 5-14: 14.0% Tumbi Umbi — 5-14: 13.4%
15-19 6.1% / 6.5%
Berkeley Vale — 15-19: 6.1% Tumbi Umbi — 15-19: 6.5%
20-24 6.1% / 5.6%
Berkeley Vale — 20-24: 6.1% Tumbi Umbi — 20-24: 5.6%
25-34 14.0% / 9.2%
Berkeley Vale — 25-34: 14.0% Tumbi Umbi — 25-34: 9.2%
35-44 13.0% / 10.3%
Berkeley Vale — 35-44: 13.0% Tumbi Umbi — 35-44: 10.3%
45-54 10.9% / 13.4%
Berkeley Vale — 45-54: 10.9% Tumbi Umbi — 45-54: 13.4%
55-64 12.2% / 11.6%
Berkeley Vale — 55-64: 12.2% Tumbi Umbi — 55-64: 11.6%
65-74 9.2% / 12.4%
Berkeley Vale — 65-74: 9.2% Tumbi Umbi — 65-74: 12.4%
75-84 5.1% / 9.3%
Berkeley Vale — 75-84: 5.1% Tumbi Umbi — 75-84: 9.3%
85+ 2.4% / 3.7%
Berkeley Vale — 85+: 2.4% Tumbi Umbi — 85+: 3.7%

Bars are drawn against the largest share shown (14.0%).

Who lives together

Household composition, 2021 Census.

Berkeley Vale 47.2% couple families
Berkeley Vale — Couple Families: 47.2% Berkeley Vale — Lone Person: 27.8% Berkeley Vale — One Parent Families: 20.1% Berkeley Vale — Group Household: 3.5% Berkeley Vale — Other Families: 1.4%
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.

Berkeley Vale 21.5% renting
Berkeley Vale — Owned Outright: 30.7% Berkeley Vale — Mortgage: 47.8% Berkeley Vale — Renting: 21.5%
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.

Berkeley Vale Tumbi Umbi
Certificate III & IV 20.0% / 18.7%
Berkeley Vale — Certificate III & IV: 20.0% Tumbi Umbi — Certificate III & IV: 18.7%
Bachelor Degree 8.2% / 9.5%
Berkeley Vale — Bachelor Degree: 8.2% Tumbi Umbi — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 7.7% / 8.8%
Berkeley Vale — Advanced Diploma / Diploma: 7.7% Tumbi Umbi — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 1.8% / 2.3%
Berkeley Vale — Postgraduate Degree: 1.8% Tumbi Umbi — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 1.2% / 1.4%
Berkeley Vale — Graduate Diploma / Certificate: 1.2% Tumbi Umbi — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (20.0%).

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.

Berkeley Vale Tumbi Umbi
England 3.6% / 5.0%
Berkeley Vale — England: 3.6% Tumbi Umbi — England: 5.0%
New Zealand 1.7% / 1.3%
Berkeley Vale — New Zealand: 1.7% Tumbi Umbi — New Zealand: 1.3%
Scotland 0.4% / 0.5%
Berkeley Vale — Scotland: 0.4% Tumbi Umbi — Scotland: 0.5%
Ireland 0.2% / 0.4%
Berkeley Vale — Ireland: 0.2% Tumbi Umbi — Ireland: 0.4%
South Africa — / 0.6%
Berkeley Vale — South Africa: not among its largest Tumbi Umbi — South Africa: 0.6%
Philippines 0.4% / —
Berkeley Vale — Philippines: 0.4% Tumbi Umbi — Philippines: not among its largest
Germany 0.4% / —
Berkeley Vale — Germany: 0.4% Tumbi Umbi — Germany: 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.

Berkeley Vale 89.8% houses
Berkeley Vale — Houses: 89.8% Berkeley Vale — Townhouses: 3.3% Berkeley Vale — Flats / Apartments: 6.9%
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

Berkeley Vale Tumbi Umbi
Median house price $985,000 $1,022,500
Median unit price $440,000 —
Median land price — $2,225,000
Typical days to sell (houses) 28 days
from 110 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.

Berkeley Vale Tumbi Umbi
3 bed $918K / $875K
Berkeley Vale — 3 bed: $918K (95 sales) Tumbi Umbi — 3 bed: $875K (29 sales)

95 vs 29 sales

4 bed $1.1M / $1.11M
Berkeley Vale — 4 bed: $1.1M (85 sales) Tumbi Umbi — 4 bed: $1.11M (40 sales)

85 vs 40 sales

5 bed $1.19M / $1.25M
Berkeley Vale — 5 bed: $1.19M (26 sales) Tumbi Umbi — 5 bed: $1.25M (13 sales)

26 vs 13 sales

Zoning mix

Tumbi Umbi has more land zoned for conservation (86% vs 20%); Berkeley Vale has more industrially zoned land (21% vs 0%).

Berkeley Vale Tumbi Umbi
Environmental 20% 86%
Residential 48% 10%
Industrial 21% 0%
Parks and recreation 7% 3%
Infrastructure and transport 4% 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

Berkeley Vale 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.

Berkeley Vale Tumbi Umbi
Houses 3.7%
$700/wk on $990K
 3.7%
$790/wk on $1.12M
Units 5.2%
$570/wk on $568K
 —

Ranking within NSW

Berkeley Vale Tumbi Umbi
House price Higher than 48% of NSW Higher than 60% of NSW
Income Higher than 60% of NSW Higher than 55% of NSW
Schools —
same for both
Walkability Higher than 89% of NSW Higher than 75% of NSW
Affordability Higher than 62% of NSW Higher than 42% of NSW
EV adoption Higher than 64% of NSW
same for both
NBN connectivity Higher than 99% of NSW Higher than 98% of NSW
Rental yield (houses) Higher than 55% of NSW Higher than 53% of NSW
Rental yield (units) Higher than 76% of NSW —

Liveability

Berkeley Vale is more walkable (72 vs 31); Berkeley Vale scores higher overall (46 vs 38).

Berkeley Vale Tumbi Umbi
Grade C
same for both
Score 46/100 38/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 7/10

Risk profile

Tumbi Umbi carries more bushfire risk (63 vs 53).

Berkeley Vale Tumbi Umbi
Bushfire Moderate
53/100
 Moderate
63/100
Crime Moderate
50/100
 Moderate
56/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Berkeley Vale 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
Universities within 10 km 1
The University of Newcastle (Central Coast), 9.4 km
 None

Schools in Berkeley Vale

  • TLK Youth College Independent · Secondary · Special school above peers
  • Berkeley Vale Public School Government · 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

Berkeley Vale Tumbi Umbi
Parks & reserves 6 3
Childcare 4 5
GPs 1
same for both
Pharmacies 2 1
Hospitals 1 0
Banks & Bank@Post 0 1
Fuel stations 2 1
EV chargers 0 1
Waterways 7 2

Mobility

Tumbi Umbi sits further from the CBD (94.9 km vs 90.4 km).

Berkeley Vale Tumbi Umbi
Walkability score 72/100 31/100
Distance to Sydney 90.4 km 94.9 km
+5% vs other
Drive time (normal traffic) 77 min 83 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 244.0
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.

Berkeley Vale Tumbi Umbi
Car (driver) 68.8% / 62.1%
Berkeley Vale — Car (driver): 68.8% Tumbi Umbi — Car (driver): 62.1%
Worked from Home 24.8% / 31.9%
Berkeley Vale — Worked from Home: 24.8% Tumbi Umbi — Worked from Home: 31.9%
Car (passenger) 4.0% / 4.0%
Berkeley Vale — Car (passenger): 4.0% Tumbi Umbi — Car (passenger): 4.0%
Walked Only 0.9% / 1.1%
Berkeley Vale — Walked Only: 0.9% Tumbi Umbi — Walked Only: 1.1%
Train 0.8% / 0.5%
Berkeley Vale — Train: 0.8% Tumbi Umbi — Train: 0.5%

Bars are drawn against the largest share shown (68.8%).

Setting

Berkeley Vale Tumbi Umbi
Elevation 7 m
above sea level, at the suburb centre
 56 m
above sea level, at the suburb centre
Distance to the ocean 6.3 km 4.8 km
4.8 km to a named beach

NBN connectivity

Berkeley Vale Tumbi Umbi
Connectivity score 100/100 98/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
4,107 premises
 97%
2,244 premises

Climate

Berkeley Vale 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)

Berkeley Vale 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

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

Federal electorate

Berkeley Vale Tumbi Umbi
Division Dobell
same for both
Member Emma Mcbride
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Berkeley Vale

Large Blocks Parks Regional Centre River

Tumbi Umbi

Retirees

More comparisons

Other comparisons with Berkeley Vale

Berkeley Vale vs Killarney Vale Berkeley Vale vs Glenning Valley Berkeley Vale vs Chittaway Bay Berkeley Vale vs Chittaway Point Berkeley Vale vs Tuggerah Berkeley Vale vs Fountaindale

Other comparisons with Tumbi Umbi

Tumbi Umbi vs Bateau Bay 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 Berkeley Vale Full data on Tumbi Umbi
Unlock full address-level data — $29/month

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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