Courabyra vs Tumbarumba

Courabyra is the younger of the two, with a median age of 38 against 47 in Tumbarumba. In both, most households own their home and the large majority of homes are detached houses. In Courabyra, most households are couple families. In Tumbarumba, about half of households are people living alone. Houses cost more in Courabyra: a median of $970,000, against $418,000 in Tumbarumba, though rent is higher in Tumbarumba. On these figures, Courabyra tends to suit families with children and couples, while Tumbarumba suits people living alone 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

Tumbarumba

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (9 vs 0)
  • has more schools inside the suburb (3 vs 0)
  • But Courabyra is already more of a family suburb (88% vs 51%)

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

First-home buyers

Tumbarumba

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($417,500 vs $970,000)
  • leaves households under less mortgage stress (22% vs 29%)

Weighs house prices and mortgage stress.

Renters

Courabyra

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (12% vs 18%)
  • has cheaper rent ($163/wk vs $220/wk)
  • But Tumbarumba has a bigger rental market to choose from (26% vs 12%)

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

Commuting to the city

Courabyra

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (310 min vs 326 min)
  • sits closer to the CBD (467.8 km vs 475.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Tumbarumba

ahead on the one thing that separates them

  • has more GPs (2 vs 0)

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

Investors

Courabyra

ahead on the one thing that separates them

  • is growing faster (13.1% vs 2.8%)

Weighs population growth.

Where they sit

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

Courabyra Tumbarumba
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.

Courabyra Tumbarumba
Walkability 6 / 0
Courabyra — Walkability: 6/100 Tumbarumba — Walkability: 0/100
Safety 39 / 36
Courabyra — Safety: 39/100 Tumbarumba — Safety: 36/100
Low fire risk 7 / 16
Courabyra — Low fire risk: 7/100 Tumbarumba — Low fire risk: 16/100

Demographics

Tumbarumba has more residents (1,915 vs 112); Tumbarumba rents higher ($220/wk vs $163/wk).

Courabyra Tumbarumba
Population 112 1,915
+1610% vs other
Population trend (2016 → 2021) +13.1% +2.8%
Median age 38 47
Median household income $71,500/yr
+9% vs other
 $65,104/yr
Median weekly rent $163/wk $220/wk
+35% vs other

Age profile

Share of residents in each band, 2021 Census.

Courabyra Tumbarumba
0-4 5.4% / 5.7%
Courabyra — 0-4: 5.4% Tumbarumba — 0-4: 5.7%
5-14 19.6% / 12.0%
Courabyra — 5-14: 19.6% Tumbarumba — 5-14: 12.0%
15-19 3.6% / 5.3%
Courabyra — 15-19: 3.6% Tumbarumba — 15-19: 5.3%
20-24 6.2% / 3.8%
Courabyra — 20-24: 6.2% Tumbarumba — 20-24: 3.8%
25-34 5.4% / 9.7%
Courabyra — 25-34: 5.4% Tumbarumba — 25-34: 9.7%
35-44 15.2% / 10.1%
Courabyra — 35-44: 15.2% Tumbarumba — 35-44: 10.1%
45-54 9.8% / 12.5%
Courabyra — 45-54: 9.8% Tumbarumba — 45-54: 12.5%
55-64 8.9% / 14.4%
Courabyra — 55-64: 8.9% Tumbarumba — 55-64: 14.4%
65-74 11.6% / 13.6%
Courabyra — 65-74: 11.6% Tumbarumba — 65-74: 13.6%
75-84 12.5% / 8.6%
Courabyra — 75-84: 12.5% Tumbarumba — 75-84: 8.6%
85+ — / 3.8%
Courabyra — 85+: not among its largest Tumbarumba — 85+: 3.8%

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

Who lives together

Household composition, 2021 Census.

Courabyra 62.5% couple families
Courabyra — Couple Families: 62.5% Courabyra — Lone Person: 12.5% Courabyra — One Parent Families: 25.0% Courabyra — Group Household: 0.0% Courabyra — Other Families: 0.0%
Tumbarumba 31.8% couple families
Tumbarumba — Couple Families: 31.8% Tumbarumba — Lone Person: 45.4% Tumbarumba — One Parent Families: 18.9% Tumbarumba — Group Household: 2.2% Tumbarumba — Other Families: 1.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Courabyra 12.5% renting
Courabyra — Owned Outright: 75.0% Courabyra — Mortgage: 12.5% Courabyra — Renting: 12.5%
Tumbarumba 25.5% renting
Tumbarumba — Owned Outright: 46.0% Tumbarumba — Mortgage: 28.5% Tumbarumba — Renting: 25.5%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Courabyra 100.0% houses
Courabyra — Houses: 100.0% Courabyra — Townhouses: 0.0% Courabyra — Flats / Apartments: 0.0%
Tumbarumba 95.2% houses
Tumbarumba — Houses: 95.2% Tumbarumba — Townhouses: 2.9% Tumbarumba — Flats / Apartments: 2.0%
Houses Townhouses Flats / Apartments

Qualifications

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

Courabyra Tumbarumba
Certificate III & IV 8.9% / 17.9%
Courabyra — Certificate III & IV: 8.9% Tumbarumba — Certificate III & IV: 17.9%
Advanced Diploma / Diploma 9.8% / 5.4%
Courabyra — Advanced Diploma / Diploma: 9.8% Tumbarumba — Advanced Diploma / Diploma: 5.4%
Bachelor Degree 7.1% / 7.0%
Courabyra — Bachelor Degree: 7.1% Tumbarumba — Bachelor Degree: 7.0%
Graduate Diploma / Certificate — / 1.2%
Courabyra — Graduate Diploma / Certificate: not among its largest Tumbarumba — Graduate Diploma / Certificate: 1.2%
Postgraduate Degree — / 1.1%
Courabyra — Postgraduate Degree: not among its largest Tumbarumba — Postgraduate Degree: 1.1%

Bars are drawn against the largest share shown (17.9%).

Property market

Courabyra Tumbarumba
Median house price $970,000 $417,500
Median unit price —
same for both
Median land price — $300,000
Typical days to sell (houses) — 48 days
from 9 sales

Zoning mix

Courabyra Tumbarumba
Rural and farming 86% 84%
Environmental 14% 13%
Residential 0% 2%
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

Courabyra Tumbarumba
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.

Courabyra Tumbarumba
Houses — 4.7%
$495/wk on $545K
Units —
same for both

Ranking within NSW

Courabyra Tumbarumba
House price Higher than 48% of NSW Higher than 12% of NSW
Income Higher than 37% of NSW Higher than 27% of NSW
Schools — Higher than 69% of NSW
Walkability Higher than 51% of NSW Higher than 17% of NSW
Affordability Higher than 41% of NSW Higher than 87% of NSW
EV adoption Higher than 46% of NSW
same for both
NBN connectivity Higher than 32% of NSW Higher than 63% of NSW
Rental yield (houses) — Higher than 94% of NSW

Liveability

Courabyra Tumbarumba
Grade — D
Score — 24/100
Socio-economic band mid-range socio-economic
decile 5/10
 below-average income
decile 2/10

Risk profile

Courabyra Tumbarumba
Bushfire High
93/100
 High
84/100
Crime Moderate
61/100
 Moderate
64/100
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
same for both

Schools

Courabyra Tumbarumba
Inside the suburb 0 3
Rated above peers 0 1
Rated at peers 0 1
Rated below peers 0 1

Schools in Courabyra

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

Schools in Tumbarumba

  • Tumbarumba High School Government · Secondary above peers
  • Tumbarumba Public School Government · Primary at peers
  • All Saints Primary School Catholic · Primary below peers

Amenities in the suburb

Courabyra Tumbarumba
Supermarkets 0 1
Cafes & restaurants 0 3
Parks & reserves 0 9
Childcare 0 1
GPs 0 2
Pharmacies 0 1
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 2
Fuel stations 0 2
Waterways 8 64

Mobility

Tumbarumba sits further from the CBD (475.5 km vs 467.8 km).

Courabyra Tumbarumba
Walkability score 6/100 0/100
Distance to Sydney 467.8 km 475.5 km
+2% vs other
Drive time (normal traffic) 310 min 326 min
Electric vehicle share 0.4%
postcode 2653
same for both
Rooftop solar per 100 dwellings 57
postcode 2653
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.

Courabyra Tumbarumba
Car (driver) 63.6% / 77.2%
Courabyra — Car (driver): 63.6% Tumbarumba — Car (driver): 77.2%
Worked from Home 36.4% / 7.7%
Courabyra — Worked from Home: 36.4% Tumbarumba — Worked from Home: 7.7%
Walked Only — / 7.3%
Courabyra — Walked Only: not among its largest Tumbarumba — Walked Only: 7.3%
Car (passenger) — / 6.8%
Courabyra — Car (passenger): not among its largest Tumbarumba — Car (passenger): 6.8%
Bicycle — / 1.0%
Courabyra — Bicycle: not among its largest Tumbarumba — Bicycle: 1.0%

Bars are drawn against the largest share shown (77.2%).

Setting

Courabyra Tumbarumba
Elevation 684 m
above sea level, at the suburb centre
 942 m
above sea level, at the suburb centre

NBN connectivity

Courabyra Tumbarumba
Connectivity score 22/100 31/100
Most common technology Satellite (Sky Muster) Fixed wireless
Full-fibre (FTTP) share 0%
30 premises
 2%
1,000 premises

Climate

Courabyra Tumbarumba
Annual rainfall 952 mm
same for both
Summer max (Jan) 28.9°C
same for both
Winter min (Jul) 0.6°C
same for both

Council rates

Courabyra Tumbarumba
Average residential rate $945/yr
same for both
Council Snowy Valleys
same for both

Federal electorate

Courabyra Tumbarumba
Division Riverina
same for both
Member Michael Mccormack
same for both
Party The Nationals
same for both

First Home Owner Grant

Courabyra Tumbarumba
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Courabyra

Family Rural

Tumbarumba

Affordable Retirees Rural

More comparisons

Other comparisons with Courabyra

Courabyra vs Rosewood Courabyra vs Glenroy Courabyra vs Willigobung

Other comparisons with Tumbarumba

Tumbarumba vs Batlow Tumbarumba vs Mannus Tumbarumba vs Glenroy Tumbarumba vs Willigobung
Full data on Courabyra Full data on Tumbarumba
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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