Forresters Beach vs 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. Houses cost more in Forresters Beach: a median of $1.47 million, against $1.02 million in Tumbi Umbi, and rent is higher there too. 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

Tumbi Umbi

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (2 vs 0)
  • has more childcare (5 vs 2)
  • But Forresters Beach carries lower crime risk (42/100 vs 56/100)

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 $1,470,000)

Weighs house prices and mortgage stress.

Renters

Tumbi Umbi

ahead on the one thing that separates them

  • has cheaper rent ($410/wk vs $470/wk)

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

Commuting to the city

Forresters Beach

ahead on 2 of the 4 things we measure here

  • is more walkable (58/100 vs 31/100)
  • sits closer to the CBD (89.9 km vs 94.9 km)

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

Downsizers and retirees

Forresters Beach

ahead on 2 of the 5 things we measure here

  • is more walkable (58/100 vs 31/100)
  • carries lower crime risk (42/100 vs 56/100)

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

Investors

Forresters Beach

ahead on the one thing that separates them

  • is growing faster (15.7% vs 5.1%)

Weighs population growth.

Where they sit

Forresters Beach 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.

Forresters Beach 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.

Forresters Beach Tumbi Umbi
Walkability 58 / 31
Forresters Beach — Walkability: 58/100 Tumbi Umbi — Walkability: 31/100
Safety 58 / 44
Forresters Beach — Safety: 58/100 Tumbi Umbi — Safety: 44/100
Low fire risk 50 / 37
Forresters Beach — Low fire risk: 50/100 Tumbi Umbi — Low fire risk: 37/100

Demographics

Tumbi Umbi has more residents (5,369 vs 3,354); Forresters Beach rents higher ($470/wk vs $410/wk).

Forresters Beach Tumbi Umbi
Population 3,354 5,369
+60% vs other
Population trend (2016 → 2021) +15.7% +5.1%
Median age 44 45
Median household income $91,416/yr
+6% vs other
 $86,164/yr
Median weekly rent $470/wk
+13% vs other
 $410/wk

Age profile

Share of residents in each band, 2021 Census.

Forresters Beach Tumbi Umbi
0-4 5.3% / 4.7%
Forresters Beach — 0-4: 5.3% Tumbi Umbi — 0-4: 4.7%
5-14 13.8% / 13.4%
Forresters Beach — 5-14: 13.8% Tumbi Umbi — 5-14: 13.4%
15-19 5.4% / 6.5%
Forresters Beach — 15-19: 5.4% Tumbi Umbi — 15-19: 6.5%
20-24 4.9% / 5.6%
Forresters Beach — 20-24: 4.9% Tumbi Umbi — 20-24: 5.6%
25-34 8.8% / 9.2%
Forresters Beach — 25-34: 8.8% Tumbi Umbi — 25-34: 9.2%
35-44 12.1% / 10.3%
Forresters Beach — 35-44: 12.1% Tumbi Umbi — 35-44: 10.3%
45-54 12.6% / 13.4%
Forresters Beach — 45-54: 12.6% Tumbi Umbi — 45-54: 13.4%
55-64 11.4% / 11.6%
Forresters Beach — 55-64: 11.4% Tumbi Umbi — 55-64: 11.6%
65-74 13.8% / 12.4%
Forresters Beach — 65-74: 13.8% Tumbi Umbi — 65-74: 12.4%
75-84 9.4% / 9.3%
Forresters Beach — 75-84: 9.4% Tumbi Umbi — 75-84: 9.3%
85+ 2.4% / 3.7%
Forresters Beach — 85+: 2.4% Tumbi Umbi — 85+: 3.7%

Bars are drawn against the largest share shown (13.8%).

Who lives together

Household composition, 2021 Census.

Forresters Beach 49.4% couple families
Forresters Beach — Couple Families: 49.4% Forresters Beach — Lone Person: 33.6% Forresters Beach — One Parent Families: 12.8% Forresters Beach — Group Household: 3.1% Forresters Beach — Other Families: 1.2%
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.

Forresters Beach 17.1% renting
Forresters Beach — Owned Outright: 41.0% Forresters Beach — Mortgage: 41.9% Forresters Beach — Renting: 17.1%
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

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.

Forresters Beach Tumbi Umbi
England 5.2% / 5.0%
Forresters Beach — England: 5.2% Tumbi Umbi — England: 5.0%
New Zealand 1.3% / 1.3%
Forresters Beach — New Zealand: 1.3% Tumbi Umbi — New Zealand: 1.3%
South Africa 0.7% / 0.6%
Forresters Beach — South Africa: 0.7% Tumbi Umbi — South Africa: 0.6%
Scotland 0.5% / 0.5%
Forresters Beach — Scotland: 0.5% Tumbi Umbi — Scotland: 0.5%
Ireland 0.5% / 0.4%
Forresters Beach — Ireland: 0.5% Tumbi Umbi — Ireland: 0.4%

Bars are drawn against the largest share shown (5.2%).

Qualifications

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

Forresters Beach Tumbi Umbi
Certificate III & IV 16.0% / 18.7%
Forresters Beach — Certificate III & IV: 16.0% Tumbi Umbi — Certificate III & IV: 18.7%
Bachelor Degree 13.0% / 9.5%
Forresters Beach — Bachelor Degree: 13.0% Tumbi Umbi — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 9.5% / 8.8%
Forresters Beach — Advanced Diploma / Diploma: 9.5% Tumbi Umbi — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 4.1% / 2.3%
Forresters Beach — Postgraduate Degree: 4.1% Tumbi Umbi — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 2.2% / 1.4%
Forresters Beach — Graduate Diploma / Certificate: 2.2% Tumbi Umbi — Graduate Diploma / Certificate: 1.4%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Forresters Beach 79.8% houses
Forresters Beach — Houses: 79.8% Forresters Beach — Townhouses: 18.2% Forresters Beach — Flats / Apartments: 1.9%
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

Forresters Beach Tumbi Umbi
Median house price $1,470,000 $1,022,500
Median unit price —
same for both
Median land price — $2,225,000
Typical days to sell (houses) 28 days
from 42 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.

Forresters Beach Tumbi Umbi
3 bed $1.23M / $875K
Forresters Beach — 3 bed: $1.23M (26 sales) Tumbi Umbi — 3 bed: $875K (29 sales)

26 vs 29 sales

4 bed $1.47M / $1.11M
Forresters Beach — 4 bed: $1.47M (38 sales) Tumbi Umbi — 4 bed: $1.11M (40 sales)

38 vs 40 sales

5 bed $1.95M / $1.25M
Forresters Beach — 5 bed: $1.95M (16 sales) Tumbi Umbi — 5 bed: $1.25M (13 sales)

16 vs 13 sales

Zoning mix

Tumbi Umbi has more land zoned for conservation (86% vs 42%).

Forresters Beach Tumbi Umbi
Environmental 42% 86%
Residential 46% 10%
Parks and recreation 5% 3%
Other and special use 4% 0%
Infrastructure and transport 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

Forresters Beach 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.

Forresters Beach Tumbi Umbi
Houses — 3.7%
$790/wk on $1.12M
Units —
same for both

Ranking within NSW

Forresters Beach Tumbi Umbi
House price Higher than 73% of NSW Higher than 60% of NSW
Income Higher than 59% of NSW Higher than 55% of NSW
Schools —
same for both
Walkability Higher than 84% of NSW Higher than 75% of NSW
Affordability Higher than 29% of NSW Higher than 42% of NSW
EV adoption Higher than 89% of NSW Higher than 64% of NSW
NBN connectivity Higher than 79% of NSW Higher than 98% of NSW
Rental yield (houses) — Higher than 53% of NSW

Liveability

Forresters Beach is more walkable (58 vs 31); Forresters Beach scores higher overall (56 vs 38).

Forresters Beach Tumbi Umbi
Grade B C
Score 56/100 38/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 7/10

Risk profile

Tumbi Umbi carries more crime risk (56 vs 42); Tumbi Umbi carries more bushfire risk (63 vs 50).

Forresters Beach Tumbi Umbi
Bushfire Moderate
50/100
 Moderate
63/100
Crime Moderate
42/100
 Moderate
56/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
24/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Forresters Beach Tumbi Umbi
Inside the suburb 0 2
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0
same for both

Schools in Forresters Beach

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

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

Forresters Beach Tumbi Umbi
Supermarkets 1 0
Parks & reserves 4 3
Childcare 2 5
GPs 1
same for both
Pharmacies 1
same for both
Banks & Bank@Post 0 1
Fuel stations 1
same for both
EV chargers 0 1
Waterways 0 2

Mobility

Tumbi Umbi sits further from the CBD (94.9 km vs 89.9 km).

Forresters Beach Tumbi Umbi
Walkability score 58/100 31/100
Distance to Sydney 89.9 km 94.9 km
+6% vs other
Drive time (normal traffic) 85 min 83 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 57.5
7-9am + 5-7pm
 80.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 2260
 0.6%
postcode 2261
Rooftop solar per 100 dwellings 37
postcode 2260
 33
postcode 2261

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.

Forresters Beach Tumbi Umbi
Car (driver) 59.3% / 62.1%
Forresters Beach — Car (driver): 59.3% Tumbi Umbi — Car (driver): 62.1%
Worked from Home 35.0% / 31.9%
Forresters Beach — Worked from Home: 35.0% Tumbi Umbi — Worked from Home: 31.9%
Car (passenger) 3.8% / 4.0%
Forresters Beach — Car (passenger): 3.8% Tumbi Umbi — Car (passenger): 4.0%
Walked Only 1.0% / 1.1%
Forresters Beach — Walked Only: 1.0% Tumbi Umbi — Walked Only: 1.1%
Bus 0.7% / 0.2%
Forresters Beach — Bus: 0.7% Tumbi Umbi — Bus: 0.2%
Train 0.2% / 0.5%
Forresters Beach — Train: 0.2% Tumbi Umbi — Train: 0.5%

Bars are drawn against the largest share shown (62.1%).

Setting

Forresters Beach 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 392 m
535 m to a named beach
 4.8 km
4.8 km to a named beach

NBN connectivity

Forresters Beach Tumbi Umbi
Connectivity score 73/100 98/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 51%
1,488 premises
 97%
2,244 premises

Climate

Forresters Beach 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)

Forresters Beach 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

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

Federal electorate

Forresters Beach Tumbi Umbi
Division Dobell
same for both
Member Emma Mcbride
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Forresters Beach

Beach Coastal Retirees

Tumbi Umbi

Retirees

More comparisons

Other comparisons with Forresters Beach

Forresters Beach vs Bateau Bay Forresters Beach vs Wamberal

Other comparisons with Tumbi Umbi

Tumbi Umbi vs Bateau Bay Tumbi Umbi vs Berkeley Vale Tumbi Umbi vs Killarney Vale Tumbi Umbi vs Wamberal Tumbi Umbi vs Lisarow Tumbi Umbi vs Ourimbah
Full data on Forresters Beach 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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