Matcham vs Tumbi Umbi

In both, the large majority of households own their home and the large majority of homes are detached houses. In Matcham, most households are couple families. In Tumbi Umbi, about half of households are couple families. Houses cost more in Matcham: a median of $2.52 million, against $1.02 million in Tumbi Umbi, and rent is higher there too. On these figures, Matcham tends to suit couples, while Tumbi Umbi suits people living alone 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

Matcham

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (31/100 vs 56/100)
  • is already more of a family suburb (81% vs 66%)
  • has more separate houses rather than flats (97% vs 81%)
  • But Tumbi Umbi has more childcare (5 vs 0)

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

First-home buyers

Tumbi Umbi

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,022,500 vs $2,525,000)
  • has cheaper land ($2,225,000 vs $2,850,000)
  • But Matcham leaves households under less mortgage stress (24% vs 30%)

Weighs house prices, land prices, and mortgage stress.

Renters

Tumbi Umbi

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (17% vs 6%)
  • has cheaper rent ($410/wk vs $550/wk)
  • But Matcham leaves renters under less rental stress (16% vs 25%)

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Matcham sits closer to the CBD (87 km vs 94.9 km)
  • Tumbi Umbi is more walkable (31/100 vs 12/100)

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 3%)
  • is more walkable (31/100 vs 12/100)
  • has more residents already 65 and over (25% vs 18%)
  • But Matcham carries lower crime risk (31/100 vs 56/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Matcham 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.

Matcham 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.

Matcham Tumbi Umbi
Walkability 12 / 31
Matcham — Walkability: 12/100 Tumbi Umbi — Walkability: 31/100
Safety 69 / 44
Matcham — Safety: 69/100 Tumbi Umbi — Safety: 44/100
Low fire risk 33 / 37
Matcham — Low fire risk: 33/100 Tumbi Umbi — Low fire risk: 37/100

Demographics

Tumbi Umbi has more residents (5,369 vs 1,038); Matcham has higher household incomes ($174,720 vs $86,164).

Matcham Tumbi Umbi
Population 1,038 5,369
+417% vs other
Population trend (2016 → 2021) +5.2% +5.1%
Median age 44 45
Median household income $174,720/yr
+51% vs other
 $86,164/yr
Median weekly rent $550/wk
+25% vs other
 $410/wk

Age profile

Share of residents in each band, 2021 Census.

Matcham Tumbi Umbi
0-4 4.0% / 4.7%
Matcham — 0-4: 4.0% Tumbi Umbi — 0-4: 4.7%
5-14 16.6% / 13.4%
Matcham — 5-14: 16.6% Tumbi Umbi — 5-14: 13.4%
15-19 8.2% / 6.5%
Matcham — 15-19: 8.2% Tumbi Umbi — 15-19: 6.5%
20-24 4.4% / 5.6%
Matcham — 20-24: 4.4% Tumbi Umbi — 20-24: 5.6%
25-34 6.3% / 9.2%
Matcham — 25-34: 6.3% Tumbi Umbi — 25-34: 9.2%
35-44 11.2% / 10.3%
Matcham — 35-44: 11.2% Tumbi Umbi — 35-44: 10.3%
45-54 15.6% / 13.4%
Matcham — 45-54: 15.6% Tumbi Umbi — 45-54: 13.4%
55-64 15.1% / 11.6%
Matcham — 55-64: 15.1% Tumbi Umbi — 55-64: 11.6%
65-74 13.1% / 12.4%
Matcham — 65-74: 13.1% Tumbi Umbi — 65-74: 12.4%
75-84 3.9% / 9.3%
Matcham — 75-84: 3.9% Tumbi Umbi — 75-84: 9.3%
85+ 1.3% / 3.7%
Matcham — 85+: 1.3% Tumbi Umbi — 85+: 3.7%

Bars are drawn against the largest share shown (16.6%).

Who lives together

Household composition, 2021 Census.

Matcham 70.0% couple families
Matcham — Couple Families: 70.0% Matcham — Lone Person: 14.8% Matcham — One Parent Families: 11.4% Matcham — Group Household: 3.8% Matcham — Other Families: 0.0%
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.

Matcham 6.1% renting
Matcham — Owned Outright: 49.5% Matcham — Mortgage: 44.4% Matcham — Renting: 6.1%
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

Qualifications

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

Matcham Tumbi Umbi
Certificate III & IV 11.1% / 18.7%
Matcham — Certificate III & IV: 11.1% Tumbi Umbi — Certificate III & IV: 18.7%
Bachelor Degree 18.4% / 9.5%
Matcham — Bachelor Degree: 18.4% Tumbi Umbi — Bachelor Degree: 9.5%
Advanced Diploma / Diploma 9.3% / 8.8%
Matcham — Advanced Diploma / Diploma: 9.3% Tumbi Umbi — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 6.6% / 2.3%
Matcham — Postgraduate Degree: 6.6% Tumbi Umbi — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 1.9% / 1.4%
Matcham — 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.

Matcham Tumbi Umbi
England 6.8% / 5.0%
Matcham — England: 6.8% Tumbi Umbi — England: 5.0%
New Zealand 1.5% / 1.3%
Matcham — New Zealand: 1.5% Tumbi Umbi — New Zealand: 1.3%
South Africa 1.5% / 0.6%
Matcham — South Africa: 1.5% Tumbi Umbi — South Africa: 0.6%
Scotland 0.8% / 0.5%
Matcham — Scotland: 0.8% Tumbi Umbi — Scotland: 0.5%
India 0.7% / —
Matcham — India: 0.7% Tumbi Umbi — India: not among its largest
Ireland — / 0.4%
Matcham — Ireland: not among its largest Tumbi Umbi — Ireland: 0.4%

Bars are drawn against the largest share shown (6.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Matcham 97.2% houses
Matcham — Houses: 97.2% Matcham — Townhouses: 1.6% Matcham — Flats / Apartments: 1.3%
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

Matcham Tumbi Umbi
Median house price $2,525,000 $1,022,500
Median unit price —
same for both
Median land price $2,850,000 $2,225,000
Typical days to sell (houses) — 29 days
from 49 sales

Zoning mix

Matcham has more land zoned for conservation (99% vs 86%).

Matcham Tumbi Umbi
Environmental 99% 86%
Residential 0% 10%
Parks and recreation 0% 3%
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

Matcham 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.

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

Ranking within NSW

Matcham Tumbi Umbi
House price Higher than 91% of NSW Higher than 60% of NSW
Income Higher than 98% of NSW Higher than 55% of NSW
Schools —
same for both
Walkability Higher than 60% of NSW Higher than 75% of NSW
Affordability Higher than 36% of NSW Higher than 42% of NSW
EV adoption Higher than 83% of NSW Higher than 64% of NSW
NBN connectivity Higher than 65% of NSW Higher than 98% of NSW
Rental yield (houses) — Higher than 53% of NSW

Liveability

Tumbi Umbi is more walkable (31 vs 12); Matcham scores higher overall (55 vs 38).

Matcham Tumbi Umbi
Grade B C
Score 55/100 38/100
Socio-economic band very advantaged area
decile 10/10
 advantaged area
decile 7/10

Risk profile

Tumbi Umbi carries more crime risk (56 vs 31).

Matcham Tumbi Umbi
Bushfire Moderate
67/100
 Moderate
63/100
Crime Low
31/100
 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 0
within 5 km
 2
within 5 km

Schools

Matcham 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 Matcham

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

Matcham Tumbi Umbi
Parks & reserves 1 3
Childcare 0 5
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 1
EV chargers 0 1
Waterways 17 2

Mobility

Tumbi Umbi sits further from the CBD (94.9 km vs 87 km).

Matcham Tumbi Umbi
Walkability score 12/100 31/100
Distance to Sydney 87 km 94.9 km
+9% vs other
Drive time (normal traffic) 84 min 83 min
Public transport score 26/100
Bus
 79/100
Bus
Peak arrivals per hour 6.0
7-9am + 5-7pm
 80.0
7-9am + 5-7pm
Median peak wait 2 min
scheduled, not actual
 0 min
scheduled, not actual
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.

Matcham Tumbi Umbi
Car (driver) 51.3% / 62.1%
Matcham — Car (driver): 51.3% Tumbi Umbi — Car (driver): 62.1%
Worked from Home 43.8% / 31.9%
Matcham — Worked from Home: 43.8% Tumbi Umbi — Worked from Home: 31.9%
Car (passenger) 3.2% / 4.0%
Matcham — Car (passenger): 3.2% Tumbi Umbi — Car (passenger): 4.0%
Walked Only 0.7% / 1.1%
Matcham — Walked Only: 0.7% Tumbi Umbi — Walked Only: 1.1%
Train 1.0% / 0.5%
Matcham — Train: 1.0% Tumbi Umbi — Train: 0.5%

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

Setting

Matcham Tumbi Umbi
Elevation 105 m
above sea level, at the suburb centre
 56 m
above sea level, at the suburb centre
Distance to the ocean 3.2 km
3.3 km to a named beach
 4.8 km
4.8 km to a named beach

NBN connectivity

Matcham Tumbi Umbi
Connectivity score 44/100 98/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 0%
378 premises
 97%
2,244 premises

Climate

Matcham 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)

Matcham 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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Matcham

Acreage Premium Professionals River

Tumbi Umbi

Retirees

More comparisons

Other comparisons with Matcham

Matcham vs Wamberal Matcham vs Holgate Matcham vs Erina Heights

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 Matcham 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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