Bombowlee vs Tumut

Tumut is the younger of the two, with a median age of 42 against 51 in Bombowlee. In both, most households own their home and the large majority of homes are detached houses. In Bombowlee, about half of households are couple families. Houses cost more in Bombowlee: a median of $1.19 million, against $525,000 in Tumut, and rent is higher there too. On these figures, Bombowlee tends to suit couples, while Tumut suits people living alone, families with children, and 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

They split

one each way, out of the 6 things we measure here

  • Bombowlee carries lower crime risk (55/100 vs 81/100)
  • Tumut has more parks and reserves (19 vs 0)

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

First-home buyers

Tumut

ahead on 2 of the 3 things we measure here

  • has cheaper units ($353,000 vs $1,100,000)
  • has cheaper houses ($525,000 vs $1,190,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Tumut

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (33% vs 8%)
  • has cheaper rent ($245/wk vs $325/wk)

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

Commuting to the city

Tumut

ahead on 2 of the 3 things we measure here

  • is more walkable (48/100 vs 16/100)
  • sits closer to the CBD (410.3 km vs 412.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Bombowlee carries lower crime risk (55/100 vs 81/100)
  • Tumut has more GPs (2 vs 0)

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

Investors

Tumut

ahead on the one thing that separates them

  • is growing faster (6.1% vs -0.7%)

Weighs population growth.

Where they sit

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

Bombowlee Tumut
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.

Bombowlee Tumut
Walkability 16 / 48
Bombowlee — Walkability: 16/100 Tumut — Walkability: 48/100
Safety 45 / 19
Bombowlee — Safety: 45/100 Tumut — Safety: 19/100
Low fire risk 100 / 62
Bombowlee — Low fire risk: 100/100 Tumut — Low fire risk: 62/100

Demographics

Tumut has more residents (6,613 vs 291); Bombowlee has higher household incomes ($93,600 vs $64,584).

Bombowlee Tumut
Population 291 6,613
+2173% vs other
Population trend (2016 → 2021) -0.7% +6.1%
Median age 51 42
Median household income $93,600/yr
+31% vs other
 $64,584/yr
Median weekly rent $325/wk
+25% vs other
 $245/wk

Age profile

Share of residents in each band, 2021 Census.

Bombowlee Tumut
0-4 2.4% / 6.4%
Bombowlee — 0-4: 2.4% Tumut — 0-4: 6.4%
5-14 9.3% / 13.1%
Bombowlee — 5-14: 9.3% Tumut — 5-14: 13.1%
15-19 10.0% / 5.5%
Bombowlee — 15-19: 10.0% Tumut — 15-19: 5.5%
20-24 4.5% / 5.4%
Bombowlee — 20-24: 4.5% Tumut — 20-24: 5.4%
25-34 4.8% / 11.4%
Bombowlee — 25-34: 4.8% Tumut — 25-34: 11.4%
35-44 9.6% / 11.3%
Bombowlee — 35-44: 9.6% Tumut — 35-44: 11.3%
45-54 18.6% / 11.4%
Bombowlee — 45-54: 18.6% Tumut — 45-54: 11.4%
55-64 14.8% / 13.1%
Bombowlee — 55-64: 14.8% Tumut — 55-64: 13.1%
65-74 19.6% / 11.5%
Bombowlee — 65-74: 19.6% Tumut — 65-74: 11.5%
75-84 6.2% / 8.0%
Bombowlee — 75-84: 6.2% Tumut — 75-84: 8.0%
85+ 3.1% / 3.0%
Bombowlee — 85+: 3.1% Tumut — 85+: 3.0%

Bars are drawn against the largest share shown (19.6%).

Who lives together

Household composition, 2021 Census.

Bombowlee 53.0% couple families
Bombowlee — Couple Families: 53.0% Bombowlee — Lone Person: 34.8% Bombowlee — One Parent Families: 12.1% Bombowlee — Group Household: 0.0% Bombowlee — Other Families: 0.0%
Tumut 34.1% couple families
Tumut — Couple Families: 34.1% Tumut — Lone Person: 43.9% Tumut — One Parent Families: 18.2% Tumut — Group Household: 2.5% Tumut — Other Families: 1.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bombowlee 7.7% renting
Bombowlee — Owned Outright: 52.9% Bombowlee — Mortgage: 39.4% Bombowlee — Renting: 7.7%
Tumut 32.8% renting
Tumut — Owned Outright: 37.8% Tumut — Mortgage: 29.4% Tumut — Renting: 32.8%
Owned outright Mortgage Renting

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.

Bombowlee Tumut
England 1.4% / 1.4%
Bombowlee — England: 1.4% Tumut — England: 1.4%
New Zealand 1.0% / 1.4%
Bombowlee — New Zealand: 1.0% Tumut — New Zealand: 1.4%
South Africa — / 1.4%
Bombowlee — South Africa: not among its largest Tumut — South Africa: 1.4%
Philippines — / 0.8%
Bombowlee — Philippines: not among its largest Tumut — Philippines: 0.8%
India — / 0.6%
Bombowlee — India: not among its largest Tumut — India: 0.6%

Bars are drawn against the largest share shown (1.4%).

Qualifications

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

Bombowlee Tumut
Certificate III & IV 18.6% / 16.9%
Bombowlee — Certificate III & IV: 18.6% Tumut — Certificate III & IV: 16.9%
Bachelor Degree 8.9% / 7.0%
Bombowlee — Bachelor Degree: 8.9% Tumut — Bachelor Degree: 7.0%
Advanced Diploma / Diploma 5.2% / 5.0%
Bombowlee — Advanced Diploma / Diploma: 5.2% Tumut — Advanced Diploma / Diploma: 5.0%
Graduate Diploma / Certificate 3.8% / 1.3%
Bombowlee — Graduate Diploma / Certificate: 3.8% Tumut — Graduate Diploma / Certificate: 1.3%
Postgraduate Degree 1.7% / 1.2%
Bombowlee — Postgraduate Degree: 1.7% Tumut — Postgraduate Degree: 1.2%

Bars are drawn against the largest share shown (18.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bombowlee 100.0% houses
Bombowlee — Houses: 100.0% Bombowlee — Townhouses: 0.0% Bombowlee — Flats / Apartments: 0.0%
Tumut 85.4% houses
Tumut — Houses: 85.4% Tumut — Townhouses: 11.9% Tumut — Flats / Apartments: 2.7%
Houses Townhouses Flats / Apartments

Property market

Bombowlee Tumut
Median house price $1,190,000 $525,000
Median unit price $1,100,000 $353,000
Median land price — $192,500
Typical days to sell (houses) — 108 days
from 88 sales

Zoning mix

Bombowlee has more rural and farming land (98% vs 63%).

Bombowlee Tumut
Rural and farming 98% 63%
Residential 0% 19%
Parks and recreation 0% 8%
Industrial 0% 4%
Infrastructure and transport 2% 3%
Commercial 0% 1%
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

Bombowlee Tumut
New dwellings approved 36
across Snowy Valleys
same for both
Approvals change year on year -50%
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.

Bombowlee Tumut
Houses — 4.8%
$550/wk on $600K
Units —
same for both

Ranking within NSW

Bombowlee Tumut
House price Higher than 62% of NSW Higher than 16% of NSW
Income Higher than 60% of NSW Higher than 27% of NSW
Schools — Higher than 80% of NSW
Walkability Higher than 66% of NSW Higher than 81% of NSW
Affordability Higher than 46% of NSW Higher than 78% of NSW
EV adoption Higher than 9% of NSW
same for both
NBN connectivity Higher than 58% of NSW Higher than 72% of NSW
Rental yield (houses) — Higher than 95% of NSW

Liveability

Tumut is more walkable (48 vs 16).

Bombowlee Tumut
Grade — C
Score — 38/100
Socio-economic band mid-range socio-economic
decile 6/10
 below-average income
decile 2/10

Risk profile

Tumut carries more bushfire risk (38 vs 0); Tumut carries more crime risk (81 vs 55).

Bombowlee Tumut
Bushfire None
0/100
 Low
38/100
Crime Moderate
55/100
 High
81/100
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 0
within 5 km
 4
within 5 km

Schools

Bombowlee Tumut
Inside the suburb 0 5
Rated above peers 0 2
Rated at peers 0 1
Rated below peers 0 1

Schools in Bombowlee

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Tumut

  • Franklin Public School Government · Primary above peers
  • Tumut High School Government · Secondary above peers
  • McAuley Catholic College Catholic · Combined at peers
  • Tumut Public School Government · Primary below peers
  • Snowy Valleys School Government · Combined · Special school

Amenities in the suburb

Bombowlee Tumut
Supermarkets 0 2
Cafes & restaurants 0 8
Parks & reserves 0 19
Childcare 0 5
GPs 0 2
Pharmacies 0 2
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 5
Fuel stations 0 5
Waterways 4 28

Mobility

Bombowlee sits further from the CBD (412.7 km vs 410.3 km).

Bombowlee Tumut
Walkability score 16/100 48/100
Distance to Sydney 412.7 km 410.3 km
Drive time (normal traffic) 263 min 262 min
Public transport score 20/100
Bus
 63/100
Bus
Peak arrivals per hour 3.2
7-9am + 5-7pm
 36.2
7-9am + 5-7pm
Median peak wait 2 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.1%
postcode 2720
same for both
Rooftop solar per 100 dwellings 51
postcode 2720
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.

Bombowlee Tumut
Car (driver) 80.8% / 81.1%
Bombowlee — Car (driver): 80.8% Tumut — Car (driver): 81.1%
Worked from Home 10.8% / 5.9%
Bombowlee — Worked from Home: 10.8% Tumut — Worked from Home: 5.9%
Car (passenger) 6.2% / 7.3%
Bombowlee — Car (passenger): 6.2% Tumut — Car (passenger): 7.3%
Walked Only 2.3% / 5.0%
Bombowlee — Walked Only: 2.3% Tumut — Walked Only: 5.0%
Bus — / 0.6%
Bombowlee — Bus: not among its largest Tumut — Bus: 0.6%

Bars are drawn against the largest share shown (81.1%).

Setting

Bombowlee Tumut
Elevation 263 m
above sea level, at the suburb centre
 314 m
above sea level, at the suburb centre

NBN connectivity

Bombowlee Tumut
Connectivity score 30/100 64/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
126 premises
 34%
3,537 premises

Climate

Bombowlee Tumut
Annual rainfall 889 mm
same for both
Summer max (Jan) 30.7°C
same for both
Winter min (Jul) 3.9°C
same for both

Council rates

Bombowlee Tumut
Average residential rate $945/yr
same for both
Council Snowy Valleys
same for both

Federal electorate

Bombowlee Tumut
Division Riverina
same for both
Member Michael Mccormack
same for both
Party The Nationals
same for both

First Home Owner Grant

Bombowlee Tumut
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bombowlee

Retirees Rural

Tumut

Acreage Affordable

More comparisons

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Other comparisons with Tumut

Tumut vs Gilmore Tumut vs Gocup Tumut vs Lacmalac Tumut vs Tumut Plains Tumut vs Wermatong
Full data on Bombowlee Full data on Tumut
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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