Lisarow vs Tumbi Umbi

Lisarow 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 Lisarow, most households are couple families. In Tumbi Umbi, about half of households are couple families. Houses cost more in Lisarow: a median of $1.22 million, against $1.02 million in Tumbi Umbi, and rent is higher there too. On these figures, Lisarow tends to suit couples, while Tumbi Umbi suits older residents 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

Lisarow

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (13 vs 3)
  • has more schools rated above their peers (1 vs 0)
  • is already more of a family suburb (74% vs 66%)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Lisarow leaves households under less mortgage stress (24% vs 30%)
  • Tumbi Umbi has cheaper houses ($1,022,500 vs $1,215,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Lisarow

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (75 min vs 83 min)
  • sits closer to the CBD (87.8 km vs 94.9 km)

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

Downsizers and retirees

Tumbi Umbi

ahead on the one thing that separates them

  • has more residents already 65 and over (25% vs 17%)

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

Lisarow 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.

Lisarow 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.

Lisarow Tumbi Umbi
Walkability 37 / 31
Lisarow — Walkability: 37/100 Tumbi Umbi — Walkability: 31/100
Safety 40 / 44
Lisarow — Safety: 40/100 Tumbi Umbi — Safety: 44/100
Low fire risk 35 / 37
Lisarow — Low fire risk: 35/100 Tumbi Umbi — Low fire risk: 37/100

Demographics

Lisarow has higher household incomes ($108,524 vs $86,164); Tumbi Umbi skews older (45 vs 41).

Lisarow Tumbi Umbi
Population 5,299 5,369
+1% vs other
Population trend (2016 → 2021) +3.2% +5.1%
Median age 41 45
Median household income $108,524/yr
+21% vs other
 $86,164/yr
Median weekly rent $435/wk
+6% vs other
 $410/wk

Age profile

Share of residents in each band, 2021 Census.

Lisarow Tumbi Umbi
0-4 5.3% / 4.7%
Lisarow — 0-4: 5.3% Tumbi Umbi — 0-4: 4.7%
5-14 14.9% / 13.4%
Lisarow — 5-14: 14.9% Tumbi Umbi — 5-14: 13.4%
15-19 7.0% / 6.5%
Lisarow — 15-19: 7.0% Tumbi Umbi — 15-19: 6.5%
20-24 5.6% / 5.6%
Lisarow — 20-24: 5.6% Tumbi Umbi — 20-24: 5.6%
25-34 9.5% / 9.2%
Lisarow — 25-34: 9.5% Tumbi Umbi — 25-34: 9.2%
35-44 12.7% / 10.3%
Lisarow — 35-44: 12.7% Tumbi Umbi — 35-44: 10.3%
45-54 14.5% / 13.4%
Lisarow — 45-54: 14.5% Tumbi Umbi — 45-54: 13.4%
55-64 13.7% / 11.6%
Lisarow — 55-64: 13.7% Tumbi Umbi — 55-64: 11.6%
65-74 8.8% / 12.4%
Lisarow — 65-74: 8.8% Tumbi Umbi — 65-74: 12.4%
75-84 5.0% / 9.3%
Lisarow — 75-84: 5.0% Tumbi Umbi — 75-84: 9.3%
85+ 3.1% / 3.7%
Lisarow — 85+: 3.1% Tumbi Umbi — 85+: 3.7%

Bars are drawn against the largest share shown (14.9%).

Who lives together

Household composition, 2021 Census.

Lisarow 57.7% couple families
Lisarow — Couple Families: 57.7% Lisarow — Lone Person: 22.8% Lisarow — One Parent Families: 16.7% Lisarow — Group Household: 2.0% Lisarow — Other Families: 0.8%
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.

Lisarow 14.4% renting
Lisarow — Owned Outright: 34.3% Lisarow — Mortgage: 51.4% Lisarow — Renting: 14.4%
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.

Lisarow Tumbi Umbi
Certificate III & IV 17.0% / 18.7%
Lisarow — Certificate III & IV: 17.0% Tumbi Umbi — Certificate III & IV: 18.7%
Bachelor Degree 12.1% / 9.5%
Lisarow — Bachelor Degree: 12.1% Tumbi Umbi — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 8.9% / 8.8%
Lisarow — Advanced Diploma / Diploma: 8.9% Tumbi Umbi — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 3.8% / 2.3%
Lisarow — Postgraduate Degree: 3.8% Tumbi Umbi — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 1.7% / 1.4%
Lisarow — Graduate Diploma / Certificate: 1.7% 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.

Lisarow Tumbi Umbi
England 5.7% / 5.0%
Lisarow — England: 5.7% Tumbi Umbi — England: 5.0%
New Zealand 1.7% / 1.3%
Lisarow — New Zealand: 1.7% Tumbi Umbi — New Zealand: 1.3%
South Africa 0.9% / 0.6%
Lisarow — South Africa: 0.9% Tumbi Umbi — South Africa: 0.6%
India 0.8% / —
Lisarow — India: 0.8% Tumbi Umbi — India: not among its largest
Philippines 0.7% / —
Lisarow — Philippines: 0.7% Tumbi Umbi — Philippines: not among its largest
Scotland — / 0.5%
Lisarow — Scotland: not among its largest Tumbi Umbi — Scotland: 0.5%
Ireland — / 0.4%
Lisarow — Ireland: not among its largest Tumbi Umbi — Ireland: 0.4%

Bars are drawn against the largest share shown (5.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Lisarow 82.6% houses
Lisarow — Houses: 82.6% Lisarow — Townhouses: 17.1% Lisarow — Flats / Apartments: 0.3%
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

Lisarow Tumbi Umbi
Median house price $1,215,000 $1,022,500
Median unit price $605,000 —
Median land price $2,100,000 $2,225,000
Typical days to sell (houses) 27 days
from 59 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.

Lisarow Tumbi Umbi
3 bed $910K / $875K
Lisarow — 3 bed: $910K (33 sales) Tumbi Umbi — 3 bed: $875K (29 sales)

33 vs 29 sales

4 bed $1.24M / $1.11M
Lisarow — 4 bed: $1.24M (64 sales) Tumbi Umbi — 4 bed: $1.11M (40 sales)

64 vs 40 sales

5 bed $1.49M / $1.25M
Lisarow — 5 bed: $1.49M (19 sales) Tumbi Umbi — 5 bed: $1.25M (13 sales)

19 vs 13 sales

Zoning mix

Tumbi Umbi has more land zoned for conservation (86% vs 71%).

Lisarow Tumbi Umbi
Environmental 71% 86%
Residential 15% 10%
Industrial 6% 0%
Parks and recreation 4% 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

Lisarow 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.

Lisarow Tumbi Umbi
Houses 4.1%
$885/wk on $1.12M
 3.7%
$790/wk on $1.12M
Units —
same for both

Ranking within NSW

Lisarow Tumbi Umbi
House price Higher than 63% of NSW Higher than 60% of NSW
Income — Higher than 55% of NSW
Schools Higher than 73% of NSW —
Walkability Higher than 77% of NSW Higher than 75% of NSW
Affordability — Higher than 42% of NSW
EV adoption Higher than 83% of NSW Higher than 64% of NSW
NBN connectivity Higher than 70% of NSW Higher than 98% of NSW
Rental yield (houses) Higher than 77% of NSW Higher than 53% of NSW

Liveability

Lisarow scores higher overall (49 vs 38).

Lisarow Tumbi Umbi
Grade B C
Score 49/100 38/100
Socio-economic band advantaged area
decile 8/10
 advantaged area
decile 7/10

Risk profile

Lisarow Tumbi Umbi
Bushfire Moderate
65/100
 Moderate
63/100
Crime Moderate
60/100
 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 2
within 5 km
same for both

Schools

Lisarow Tumbi Umbi
Inside the suburb 3 2
Rated above peers 1 0
Rated at peers 2
same for both
Rated below peers 0
same for both
Universities within 10 km 1
The University of Newcastle (Central Coast), 9.3 km
 None

Schools in Lisarow

  • Lisarow Public School Government · Primary above peers
  • Lisarow High School Government · Secondary at peers
  • Narara Public School Government · Primary 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

Lisarow Tumbi Umbi
Supermarkets 2 0
Cafes & restaurants 2 0
Parks & reserves 13 3
Childcare 4 5
GPs 1
same for both
Pharmacies 1
same for both
Banks & Bank@Post 1
same for both
Fuel stations 1
same for both
EV chargers 0 1
Waterways 3 2

Mobility

Tumbi Umbi sits further from the CBD (94.9 km vs 87.8 km).

Lisarow Tumbi Umbi
Walkability score 37/100 31/100
Distance to Sydney 87.8 km 94.9 km
+8% vs other
Drive time (normal traffic) 75 min 83 min
Public transport score 85/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 69.5
7-9am + 5-7pm
 80.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.1%
postcode 2250
 0.6%
postcode 2261
Rooftop solar per 100 dwellings 36
postcode 2250
 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.

Lisarow Tumbi Umbi
Car (driver) 58.1% / 62.1%
Lisarow — Car (driver): 58.1% Tumbi Umbi — Car (driver): 62.1%
Worked from Home 34.6% / 31.9%
Lisarow — Worked from Home: 34.6% Tumbi Umbi — Worked from Home: 31.9%
Car (passenger) 4.3% / 4.0%
Lisarow — Car (passenger): 4.3% Tumbi Umbi — Car (passenger): 4.0%
Walked Only 1.3% / 1.1%
Lisarow — Walked Only: 1.3% Tumbi Umbi — Walked Only: 1.1%
Train 1.4% / 0.5%
Lisarow — Train: 1.4% Tumbi Umbi — Train: 0.5%

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

Setting

Lisarow Tumbi Umbi
Elevation 31 m
above sea level, at the suburb centre
 56 m
above sea level, at the suburb centre
Distance to the ocean 7.8 km 4.8 km
4.8 km to a named beach

NBN connectivity

Lisarow Tumbi Umbi
Connectivity score 60/100 98/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 27%
2,093 premises
 97%
2,244 premises

Climate

Lisarow 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)

Lisarow 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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Lisarow

River Transport Hub

Tumbi Umbi

Retirees

More comparisons

Other comparisons with Lisarow

Lisarow vs Wyoming Lisarow vs Ourimbah Lisarow vs Niagara Park Lisarow vs Holgate Lisarow vs Mount Elliot

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 Ourimbah Tumbi Umbi vs Forresters Beach
Full data on Lisarow 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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