Glenning Valley vs Tumbi Umbi

Glenning Valley is the younger of the two, with a median age of 41 against 45 in Tumbi Umbi. In both, the large majority of households own their home and the large majority of homes are detached houses. In Glenning Valley, most households are couple families. In Tumbi Umbi, about half of households are couple families. Houses cost more in Glenning Valley: a median of $1.2 million, against $1.02 million in Tumbi Umbi, and rent is higher there too. On these figures, Glenning Valley tends to suit couples, while Tumbi Umbi suits people living alone and 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

Glenning Valley

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (34/100 vs 56/100)
  • has more separate houses rather than flats (97% vs 81%)
  • But Tumbi Umbi has more childcare (5 vs 2)

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

First-home buyers

Glenning Valley

ahead on 2 of the 3 things we measure here

  • has cheaper land ($1,605,000 vs $2,225,000)
  • leaves households under less mortgage stress (22% vs 30%)
  • But Tumbi Umbi has cheaper houses ($1,022,500 vs $1,200,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Tumbi Umbi

ahead on the one thing that separates them

  • has cheaper rent ($410/wk vs $460/wk)

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

Commuting to the city

Glenning Valley

ahead on the one thing that separates them

  • sits closer to the CBD (91.4 km vs 94.9 km)

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

Downsizers and retirees

Tumbi Umbi

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (19% vs 3%)
  • has more residents already 65 and over (25% vs 14%)
  • But Glenning Valley carries lower crime risk (34/100 vs 56/100)

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

Investors

Glenning Valley

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.5% vs 3.7%)

Weighs house yield and population growth.

Where they sit

Glenning Valley 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.

Glenning Valley 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.

Glenning Valley Tumbi Umbi
Walkability 34 / 31
Glenning Valley — Walkability: 34/100 Tumbi Umbi — Walkability: 31/100
Safety 66 / 44
Glenning Valley — Safety: 66/100 Tumbi Umbi — Safety: 44/100
Low fire risk 26 / 37
Glenning Valley — Low fire risk: 26/100 Tumbi Umbi — Low fire risk: 37/100

Demographics

Tumbi Umbi has more residents (5,369 vs 2,023); Glenning Valley has higher household incomes ($117,104 vs $86,164).

Glenning Valley Tumbi Umbi
Population 2,023 5,369
+165% vs other
Population trend (2016 → 2021) +0.2% +5.1%
Median age 41 45
Median household income $117,104/yr
+26% vs other
 $86,164/yr
Median weekly rent $460/wk
+11% vs other
 $410/wk

Age profile

Share of residents in each band, 2021 Census.

Glenning Valley Tumbi Umbi
0-4 6.2% / 4.7%
Glenning Valley — 0-4: 6.2% Tumbi Umbi — 0-4: 4.7%
5-14 13.3% / 13.4%
Glenning Valley — 5-14: 13.3% Tumbi Umbi — 5-14: 13.4%
15-19 6.1% / 6.5%
Glenning Valley — 15-19: 6.1% Tumbi Umbi — 15-19: 6.5%
20-24 4.5% / 5.6%
Glenning Valley — 20-24: 4.5% Tumbi Umbi — 20-24: 5.6%
25-34 12.3% / 9.2%
Glenning Valley — 25-34: 12.3% Tumbi Umbi — 25-34: 9.2%
35-44 13.7% / 10.3%
Glenning Valley — 35-44: 13.7% Tumbi Umbi — 35-44: 10.3%
45-54 15.0% / 13.4%
Glenning Valley — 45-54: 15.0% Tumbi Umbi — 45-54: 13.4%
55-64 14.6% / 11.6%
Glenning Valley — 55-64: 14.6% Tumbi Umbi — 55-64: 11.6%
65-74 9.6% / 12.4%
Glenning Valley — 65-74: 9.6% Tumbi Umbi — 65-74: 12.4%
75-84 3.5% / 9.3%
Glenning Valley — 75-84: 3.5% Tumbi Umbi — 75-84: 9.3%
85+ 0.9% / 3.7%
Glenning Valley — 85+: 0.9% Tumbi Umbi — 85+: 3.7%

Bars are drawn against the largest share shown (15.0%).

Who lives together

Household composition, 2021 Census.

Glenning Valley 59.8% couple families
Glenning Valley — Couple Families: 59.8% Glenning Valley — Lone Person: 22.3% Glenning Valley — One Parent Families: 14.3% Glenning Valley — Group Household: 2.6% Glenning Valley — Other Families: 1.0%
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.

Glenning Valley 13.2% renting
Glenning Valley — Owned Outright: 33.6% Glenning Valley — Mortgage: 53.2% Glenning Valley — Renting: 13.2%
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.

Glenning Valley Tumbi Umbi
Certificate III & IV 18.4% / 18.7%
Glenning Valley — Certificate III & IV: 18.4% Tumbi Umbi — Certificate III & IV: 18.7%
Bachelor Degree 13.6% / 9.5%
Glenning Valley — Bachelor Degree: 13.6% Tumbi Umbi — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 9.0% / 8.8%
Glenning Valley — Advanced Diploma / Diploma: 9.0% Tumbi Umbi — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 2.9% / 2.3%
Glenning Valley — Postgraduate Degree: 2.9% Tumbi Umbi — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 1.9% / 1.4%
Glenning Valley — Graduate Diploma / Certificate: 1.9% Tumbi Umbi — Graduate Diploma / Certificate: 1.4%

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

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.

Glenning Valley Tumbi Umbi
England 4.4% / 5.0%
Glenning Valley — England: 4.4% Tumbi Umbi — England: 5.0%
New Zealand 1.4% / 1.3%
Glenning Valley — New Zealand: 1.4% Tumbi Umbi — New Zealand: 1.3%
South Africa 1.1% / 0.6%
Glenning Valley — South Africa: 1.1% Tumbi Umbi — South Africa: 0.6%
Scotland 0.5% / 0.5%
Glenning Valley — Scotland: 0.5% Tumbi Umbi — Scotland: 0.5%
Philippines 0.8% / —
Glenning Valley — Philippines: 0.8% Tumbi Umbi — Philippines: not among its largest
India 0.6% / —
Glenning Valley — India: 0.6% Tumbi Umbi — India: not among its largest
Ireland — / 0.4%
Glenning Valley — Ireland: not among its largest Tumbi Umbi — Ireland: 0.4%

Bars are drawn against the largest share shown (5.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Glenning Valley 96.8% houses
Glenning Valley — Houses: 96.8% Glenning Valley — Townhouses: 3.2% Glenning Valley — Flats / Apartments: 0.0%
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

Glenning Valley Tumbi Umbi
Median house price $1,200,000 $1,022,500
Median unit price —
same for both
Median land price $1,605,000 $2,225,000
Typical days to sell (houses) 33 days
from 28 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.

Glenning Valley Tumbi Umbi
3 bed $935K / $875K
Glenning Valley — 3 bed: $935K (13 sales) Tumbi Umbi — 3 bed: $875K (29 sales)

13 vs 29 sales

4 bed $1.27M / $1.11M
Glenning Valley — 4 bed: $1.27M (31 sales) Tumbi Umbi — 4 bed: $1.11M (40 sales)

31 vs 40 sales

5 bed $1.35M / $1.25M
Glenning Valley — 5 bed: $1.35M (7 sales) Tumbi Umbi — 5 bed: $1.25M (13 sales)

7 vs 13 sales

Zoning mix

Glenning Valley Tumbi Umbi
Environmental 87% 86%
Residential 8% 10%
Parks and recreation 2% 3%
Infrastructure and transport 3% 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

Glenning Valley 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.

Glenning Valley Tumbi Umbi
Houses 4.5%
$1,100/wk on $1.27M
 3.7%
$790/wk on $1.12M
Units —
same for both

Ranking within NSW

Glenning Valley Tumbi Umbi
House price Higher than 60% of NSW
same for both
Income Higher than 82% of NSW Higher than 55% of NSW
Schools —
same for both
Walkability Higher than 76% of NSW Higher than 75% of NSW
Affordability Higher than 65% of NSW Higher than 42% of NSW
EV adoption Higher than 64% of NSW
same for both
NBN connectivity Higher than 100% of NSW Higher than 98% of NSW
Rental yield (houses) Higher than 90% of NSW Higher than 53% of NSW

Liveability

Glenning Valley scores higher overall (47 vs 38).

Glenning Valley Tumbi Umbi
Grade C
same for both
Score 47/100 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 34); Glenning Valley carries more bushfire risk (74 vs 63).

Glenning Valley Tumbi Umbi
Bushfire High
74/100
 Moderate
63/100
Crime Low
34/100
 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 3
within 5 km
 2
within 5 km

Schools

Glenning Valley Tumbi Umbi
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 1 2
Rated below peers 0
same for both
Universities within 10 km 1
The University of Newcastle (Central Coast), 9.1 km
 None

Schools in Glenning Valley

  • Tuggerah Lakes Secondary College Berkeley Vale Campus Government · Secondary 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

Glenning Valley Tumbi Umbi
Parks & reserves 1 3
Childcare 2 5
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 1
EV chargers 0 1
Waterways 12 2

Mobility

Tumbi Umbi sits further from the CBD (94.9 km vs 91.4 km).

Glenning Valley Tumbi Umbi
Walkability score 34/100 31/100
Distance to Sydney 91.4 km 94.9 km
+4% vs other
Drive time (normal traffic) 81 min 83 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 73.8
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.

Glenning Valley Tumbi Umbi
Car (driver) 61.4% / 62.1%
Glenning Valley — Car (driver): 61.4% Tumbi Umbi — Car (driver): 62.1%
Worked from Home 33.9% / 31.9%
Glenning Valley — Worked from Home: 33.9% Tumbi Umbi — Worked from Home: 31.9%
Car (passenger) 3.2% / 4.0%
Glenning Valley — Car (passenger): 3.2% Tumbi Umbi — Car (passenger): 4.0%
Walked Only 0.9% / 1.1%
Glenning Valley — Walked Only: 0.9% Tumbi Umbi — Walked Only: 1.1%
Train 0.6% / 0.5%
Glenning Valley — Train: 0.6% Tumbi Umbi — Train: 0.5%

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

Setting

Glenning Valley Tumbi Umbi
Elevation 29 m
above sea level, at the suburb centre
 56 m
above sea level, at the suburb centre
Distance to the ocean 6.7 km 4.8 km
4.8 km to a named beach

NBN connectivity

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

Climate

Glenning Valley 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)

Glenning Valley 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

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

Federal electorate

Glenning Valley Tumbi Umbi
Division Dobell
same for both
Member Emma Mcbride
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Glenning Valley

Acreage

Tumbi Umbi

Retirees

More comparisons

Other comparisons with Glenning Valley

Glenning Valley vs Berkeley Vale Glenning Valley vs Ourimbah Glenning Valley vs Fountaindale

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 Glenning Valley Full data on Tumbi Umbi
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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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