Killarney Vale vs Tumbi Umbi

Killarney Vale is the younger of the two, with a median age of 39 against 45 in Tumbi Umbi. In both, most households own their home and the large majority of homes are detached houses. In Tumbi Umbi, about half of households are couple families.

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

Killarney Vale

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (2 vs 0)
  • has more parks and reserves (6 vs 3)
  • has more separate houses rather than flats (92% vs 81%)
  • But Tumbi Umbi carries lower crime risk (56/100 vs 67/100)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Killarney Vale

ahead on the one thing that separates them

  • has a bigger rental market to choose from (27% vs 17%)

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

Commuting to the city

Killarney Vale

ahead on the one thing that separates them

  • is more walkable (81/100 vs 31/100)

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

Downsizers and retirees

Tumbi Umbi

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (19% vs 8%)
  • has more residents already 65 and over (25% vs 20%)
  • carries lower crime risk (56/100 vs 67/100)
  • But Killarney Vale is more walkable (81/100 vs 31/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Killarney Vale 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.

Killarney Vale 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.

Killarney Vale Tumbi Umbi
Walkability 81 / 31
Killarney Vale — Walkability: 81/100 Tumbi Umbi — Walkability: 31/100
Safety 33 / 44
Killarney Vale — Safety: 33/100 Tumbi Umbi — Safety: 44/100
Low fire risk 67 / 37
Killarney Vale — Low fire risk: 67/100 Tumbi Umbi — Low fire risk: 37/100

Demographics

Killarney Vale has more residents (7,491 vs 5,369); Tumbi Umbi skews older (45 vs 39).

Killarney Vale Tumbi Umbi
Population 7,491
+28% vs other
 5,369
Population trend (2016 → 2021) +3.8% +5.1%
Median age 39 45
Median household income $79,248/yr $86,164/yr
+9% vs other
Median weekly rent $400/wk $410/wk
+2% vs other

Age profile

Share of residents in each band, 2021 Census.

Killarney Vale Tumbi Umbi
0-4 7.0% / 4.7%
Killarney Vale — 0-4: 7.0% Tumbi Umbi — 0-4: 4.7%
5-14 13.6% / 13.4%
Killarney Vale — 5-14: 13.6% Tumbi Umbi — 5-14: 13.4%
15-19 5.3% / 6.5%
Killarney Vale — 15-19: 5.3% Tumbi Umbi — 15-19: 6.5%
20-24 5.4% / 5.6%
Killarney Vale — 20-24: 5.4% Tumbi Umbi — 20-24: 5.6%
25-34 13.5% / 9.2%
Killarney Vale — 25-34: 13.5% Tumbi Umbi — 25-34: 9.2%
35-44 12.3% / 10.3%
Killarney Vale — 35-44: 12.3% Tumbi Umbi — 35-44: 10.3%
45-54 11.5% / 13.4%
Killarney Vale — 45-54: 11.5% Tumbi Umbi — 45-54: 13.4%
55-64 11.5% / 11.6%
Killarney Vale — 55-64: 11.5% Tumbi Umbi — 55-64: 11.6%
65-74 11.0% / 12.4%
Killarney Vale — 65-74: 11.0% Tumbi Umbi — 65-74: 12.4%
75-84 5.7% / 9.3%
Killarney Vale — 75-84: 5.7% Tumbi Umbi — 75-84: 9.3%
85+ 3.2% / 3.7%
Killarney Vale — 85+: 3.2% Tumbi Umbi — 85+: 3.7%

Bars are drawn against the largest share shown (13.6%).

Who lives together

Household composition, 2021 Census.

Killarney Vale 39.3% couple families
Killarney Vale — Couple Families: 39.3% Killarney Vale — Lone Person: 30.6% Killarney Vale — One Parent Families: 23.9% Killarney Vale — Group Household: 4.3% Killarney Vale — Other Families: 1.9%
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.

Killarney Vale 27.2% renting
Killarney Vale — Owned Outright: 32.1% Killarney Vale — Mortgage: 40.7% Killarney Vale — Renting: 27.2%
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.

Killarney Vale Tumbi Umbi
Certificate III & IV 19.2% / 18.7%
Killarney Vale — Certificate III & IV: 19.2% Tumbi Umbi — Certificate III & IV: 18.7%
Bachelor Degree 7.3% / 9.5%
Killarney Vale — Bachelor Degree: 7.3% Tumbi Umbi — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 6.8% / 8.8%
Killarney Vale — Advanced Diploma / Diploma: 6.8% Tumbi Umbi — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 1.3% / 2.3%
Killarney Vale — Postgraduate Degree: 1.3% Tumbi Umbi — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 1.1% / 1.4%
Killarney Vale — Graduate Diploma / Certificate: 1.1% Tumbi Umbi — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (19.2%).

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.

Killarney Vale Tumbi Umbi
England 2.8% / 5.0%
Killarney Vale — England: 2.8% Tumbi Umbi — England: 5.0%
New Zealand 1.1% / 1.3%
Killarney Vale — New Zealand: 1.1% Tumbi Umbi — New Zealand: 1.3%
Scotland 0.4% / 0.5%
Killarney Vale — Scotland: 0.4% Tumbi Umbi — Scotland: 0.5%
Ireland 0.3% / 0.4%
Killarney Vale — Ireland: 0.3% Tumbi Umbi — Ireland: 0.4%
South Africa — / 0.6%
Killarney Vale — South Africa: not among its largest Tumbi Umbi — South Africa: 0.6%
Philippines 0.5% / —
Killarney Vale — Philippines: 0.5% Tumbi Umbi — Philippines: not among its largest
Malaysia 0.4% / —
Killarney Vale — Malaysia: 0.4% Tumbi Umbi — Malaysia: not among its largest

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Killarney Vale 91.5% houses
Killarney Vale — Houses: 91.5% Killarney Vale — Townhouses: 8.0% Killarney Vale — Flats / Apartments: 0.4%
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

Killarney Vale Tumbi Umbi
Median house price $953,500 $1,022,500
Median unit price —
same for both
Median land price — $2,225,000
Typical days to sell (houses) 27 days
from 83 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.

Killarney Vale Tumbi Umbi
3 bed $940K / $875K
Killarney Vale — 3 bed: $940K (91 sales) Tumbi Umbi — 3 bed: $875K (29 sales)

91 vs 29 sales

4 bed $1.06M / $1.11M
Killarney Vale — 4 bed: $1.06M (43 sales) Tumbi Umbi — 4 bed: $1.11M (40 sales)

43 vs 40 sales

5 bed $1.2M / $1.25M
Killarney Vale — 5 bed: $1.2M (11 sales) Tumbi Umbi — 5 bed: $1.25M (13 sales)

11 vs 13 sales

Zoning mix

Tumbi Umbi has more land zoned for conservation (86% vs 7%).

Killarney Vale Tumbi Umbi
Environmental 7% 86%
Residential 78% 10%
Parks and recreation 12% 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

Killarney Vale 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.

Killarney Vale Tumbi Umbi
Houses 3.4%
$675/wk on $1.02M
 3.7%
$790/wk on $1.12M
Units —
same for both

Ranking within NSW

Killarney Vale Tumbi Umbi
House price Higher than 44% of NSW Higher than 60% of NSW
Income Higher than 46% of NSW Higher than 55% of NSW
Schools —
same for both
Walkability Higher than 92% of NSW Higher than 75% of NSW
Affordability Higher than 54% of NSW Higher than 42% of NSW
EV adoption Higher than 63% of NSW Higher than 64% of NSW
NBN connectivity Higher than 98% of NSW
same for both
Rental yield (houses) Higher than 41% of NSW Higher than 53% of NSW

Liveability

Killarney Vale is more walkable (81 vs 31); Killarney Vale scores higher overall (45 vs 38).

Killarney Vale Tumbi Umbi
Grade C
same for both
Score 45/100 38/100
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 7/10

Risk profile

Tumbi Umbi carries more bushfire risk (63 vs 33); Killarney Vale carries more crime risk (67 vs 56).

Killarney Vale Tumbi Umbi
Bushfire Low
33/100
 Moderate
63/100
Crime Moderate
67/100
 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 1
within 5 km
 2
within 5 km

Schools

Killarney Vale Tumbi Umbi
Inside the suburb 2
same for both
Rated above peers 2 0
Rated at peers 0 2
Rated below peers 0
same for both

Schools in Killarney Vale

  • Brooke Avenue Public School Government · Primary above peers
  • Killarney Vale Public School Government · Primary above 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

Killarney Vale Tumbi Umbi
Supermarkets 1 0
Parks & reserves 6 3
Childcare 4 5
GPs 2 1
Pharmacies 2 1
Banks & Bank@Post 0 1
Fuel stations 1
same for both
EV chargers 0 1
Waterways 0 2

Mobility

Killarney Vale Tumbi Umbi
Walkability score 81/100 31/100
Distance to Sydney 94.4 km 94.9 km
Drive time (normal traffic) 82 min 83 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 160.0
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.

Killarney Vale Tumbi Umbi
Car (driver) 68.7% / 62.1%
Killarney Vale — Car (driver): 68.7% Tumbi Umbi — Car (driver): 62.1%
Worked from Home 23.8% / 31.9%
Killarney Vale — Worked from Home: 23.8% Tumbi Umbi — Worked from Home: 31.9%
Car (passenger) 4.0% / 4.0%
Killarney Vale — Car (passenger): 4.0% Tumbi Umbi — Car (passenger): 4.0%
Walked Only 1.4% / 1.1%
Killarney Vale — Walked Only: 1.4% Tumbi Umbi — Walked Only: 1.1%
Bus 1.1% / 0.2%
Killarney Vale — Bus: 1.1% Tumbi Umbi — Bus: 0.2%
Train 0.5% / 0.5%
Killarney Vale — Train: 0.5% Tumbi Umbi — Train: 0.5%

Bars are drawn against the largest share shown (68.7%).

Setting

Killarney Vale Tumbi Umbi
Elevation 10 m
above sea level, at the suburb centre
 56 m
above sea level, at the suburb centre
Distance to the ocean 2.6 km
2.8 km to a named beach
 4.8 km
4.8 km to a named beach

NBN connectivity

Killarney Vale Tumbi Umbi
Connectivity score 100/100 98/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 99%
3,257 premises
 97%
2,244 premises

Climate

Killarney Vale 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)

Killarney Vale 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

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

Federal electorate

Killarney Vale Tumbi Umbi
Division Dobell
same for both
Member Emma Mcbride
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Killarney Vale

Coastal Parks

Tumbi Umbi

Retirees

More comparisons

Other comparisons with Killarney Vale

Killarney Vale vs Bateau Bay Killarney Vale vs Berkeley Vale Killarney Vale vs Long Jetty

Other comparisons with Tumbi Umbi

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