Dulguigan vs North Tumbulgum
North Tumbulgum is the younger of the two, with a median age of 39 against 53 in Dulguigan. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Dulguigan: a median of $1.9 million, against $1.31 million in North Tumbulgum, and rent is higher there too. On these figures, North Tumbulgum tends to suit 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
North Tumbulgum
ahead on the one thing that separates them
- carries lower crime risk (45/100 vs 82/100)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
They split
one each way, out of the 2 things we measure here
- Dulguigan leaves households under less mortgage stress (14% vs 26%)
- North Tumbulgum has cheaper houses ($1,311,000 vs $1,900,000)
Weighs house prices and mortgage stress.
Renters
North Tumbulgum
ahead on 2 of the 3 things we measure here
- has cheaper rent ($275/wk vs $560/wk)
- leaves renters under less rental stress (14% vs 26%)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
They split
one each way, out of the 3 things we measure here
- Dulguigan sits closer to the CBD (804.8 km vs 807.5 km)
- North Tumbulgum has a shorter drive in (514 min vs 528 min)
Weighs distance, drive time, and walkability.
Downsizers and retirees
North Tumbulgum
ahead on the one thing that separates them
- carries lower crime risk (45/100 vs 82/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Dulguigan
ahead on the one thing that separates them
- is growing faster (12.6% vs -7.0%)
Weighs population growth.
Where they sit
Dulguigan and North Tumbulgum drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Dulguigan rents higher ($560/wk vs $275/wk); North Tumbulgum has more residents (238 vs 143).
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Population | 143 | 238 +66% vs other |
| Population trend (2016 → 2021) | +12.6% | -7.0% |
| Median age | 53 | 39 |
| Median household income | $111,800/yr +5% vs other | $106,132/yr |
| Median weekly rent | $560/wk +51% vs other | $275/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (23.1%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (4.2%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (20.6%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Median house price | $1,900,000 | $1,311,000 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
Dulguigan has more rural and farming land (89% vs 58%).
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Rural and farming | 89% | 58% |
| Other and special use | 7% | 33% |
| Environmental | 3% | 9% |
| 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
| Dulguigan | North Tumbulgum | |
|---|---|---|
| New dwellings approved | 331 across Tweed same for both | |
| Approvals change year on year | -50% same for both | |
Ranking within NSW
| Dulguigan | North Tumbulgum | |
|---|---|---|
| House price | Higher than 84% of NSW | Higher than 68% of NSW |
| Income | Higher than 77% of NSW | Higher than 72% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 51% of NSW | Higher than 54% of NSW |
| Affordability | Higher than 26% of NSW | Higher than 48% of NSW |
| EV adoption | Higher than 65% of NSW | Higher than 81% of NSW |
| NBN connectivity | Higher than 61% of NSW | Higher than 60% of NSW |
Liveability
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | advantaged area decile 7/10 same for both | |
Risk profile
Dulguigan carries more crime risk (82 vs 45).
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Bushfire | None 0/100 same for both | |
| Crime | High 82/100 | Moderate 45/100 |
| 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 | 3 within 5 km | 0 within 5 km |
Schools
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Inside the suburb | 0 same for both | |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Amenities in the suburb
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Waterways | 6 | 4 |
Mobility
North Tumbulgum sits further from the CBD (807.5 km vs 804.8 km).
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Walkability score | 6/100 | 8/100 |
| Distance to Sydney | 804.8 km | 807.5 km |
| Drive time (normal traffic) | 528 min | 514 min |
| Electric vehicle share | 0.6% postcode 2484 | 1.0% postcode 2490 |
| Rooftop solar per 100 dwellings | 76 postcode 2484 | 86 postcode 2490 |
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.
Bars are drawn against the largest share shown (69.5%).
Setting
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Elevation | 3 m above sea level, at the suburb centre | 60 m above sea level, at the suburb centre |
| Distance to the ocean | 15.4 km | 10.0 km |
NBN connectivity
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Connectivity score | 30/100 same for both | |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 58 premises | 0% 91 premises |
Climate
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Annual rainfall | 1,569 mm | 1,637 mm |
| Summer max (Jan) | 29.1°C | 28.6°C |
| Winter min (Jul) | 9.1°C | 10.5°C |
Council rates
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Average residential rate | $1,745/yr same for both | |
| Council | Tweed same for both | |
Federal electorate
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Division | Richmond same for both | |
| Member | Justine Elliot same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Dulguigan | North Tumbulgum | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Dulguigan
Other comparisons with North Tumbulgum
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.