Tumbarumba vs Batlow

In both, most households own their home, the large majority of homes are detached houses, and about half of households are people living alone. Houses cost more in Tumbarumba: a median of $418,000, against $360,000 in Batlow, and rent is higher there too.

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

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

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

First-home buyers

Batlow

ahead on 2 of the 3 things we measure here

  • has cheaper land ($100,000 vs $300,000)
  • has cheaper houses ($360,000 vs $417,500)

Weighs house prices, land prices, and mortgage stress.

Renters

Batlow

ahead on the one thing that separates them

  • has cheaper rent ($180/wk vs $220/wk)

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

Commuting to the city

Batlow

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (290 min vs 326 min)
  • sits closer to the CBD (441.5 km vs 475.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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

Investors

Tumbarumba

ahead on 2 of the 2 things we measure here

  • is growing faster (2.8% vs -3.3%)
  • returns a higher gross yield on houses (4.7% vs 4.2%)

Weighs house yield and population growth.

Where they sit

Tumbarumba and Batlow drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Tumbarumba Batlow
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.

Tumbarumba Batlow
Walkability 0 / 4
Tumbarumba — Walkability: 0/100 Batlow — Walkability: 4/100
Safety 36 / 44
Tumbarumba — Safety: 36/100 Batlow — Safety: 44/100
Low fire risk 16 / 13
Tumbarumba — Low fire risk: 16/100 Batlow — Low fire risk: 13/100

Demographics

Tumbarumba has more residents (1,915 vs 1,270); Tumbarumba rents higher ($220/wk vs $180/wk).

Tumbarumba Batlow
Population 1,915
+34% vs other
 1,270
Population trend (2016 → 2021) +2.8% -3.3%
Median age 47 49
Median household income $65,104/yr
+15% vs other
 $55,328/yr
Median weekly rent $220/wk
+18% vs other
 $180/wk

Age profile

Share of residents in each band, 2021 Census.

Tumbarumba Batlow
0-4 5.7% / 4.0%
Tumbarumba — 0-4: 5.7% Batlow — 0-4: 4.0%
5-14 12.0% / 13.0%
Tumbarumba — 5-14: 12.0% Batlow — 5-14: 13.0%
15-19 5.3% / 5.2%
Tumbarumba — 15-19: 5.3% Batlow — 15-19: 5.2%
20-24 3.8% / 3.9%
Tumbarumba — 20-24: 3.8% Batlow — 20-24: 3.9%
25-34 9.7% / 9.1%
Tumbarumba — 25-34: 9.7% Batlow — 25-34: 9.1%
35-44 10.1% / 9.7%
Tumbarumba — 35-44: 10.1% Batlow — 35-44: 9.7%
45-54 12.5% / 13.5%
Tumbarumba — 45-54: 12.5% Batlow — 45-54: 13.5%
55-64 14.4% / 15.6%
Tumbarumba — 55-64: 14.4% Batlow — 55-64: 15.6%
65-74 13.6% / 15.2%
Tumbarumba — 65-74: 13.6% Batlow — 65-74: 15.2%
75-84 8.6% / 7.9%
Tumbarumba — 75-84: 8.6% Batlow — 75-84: 7.9%
85+ 3.8% / 3.5%
Tumbarumba — 85+: 3.8% Batlow — 85+: 3.5%

Bars are drawn against the largest share shown (15.6%).

Who lives together

Household composition, 2021 Census.

Tumbarumba 45.4% lone person
Tumbarumba — Lone Person: 45.4% Tumbarumba — Couple Families: 31.8% Tumbarumba — One Parent Families: 18.9% Tumbarumba — Group Household: 2.2% Tumbarumba — Other Families: 1.8%
Batlow 50.2% lone person
Batlow — Lone Person: 50.2% Batlow — Couple Families: 29.5% Batlow — One Parent Families: 15.7% Batlow — Group Household: 3.1% Batlow — Other Families: 1.5%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Tumbarumba 25.5% renting
Tumbarumba — Owned Outright: 46.0% Tumbarumba — Mortgage: 28.5% Tumbarumba — Renting: 25.5%
Batlow 20.2% renting
Batlow — Owned Outright: 51.5% Batlow — Mortgage: 28.2% Batlow — Renting: 20.2%
Owned outright Mortgage Renting

Qualifications

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

Tumbarumba Batlow
Certificate III & IV 17.9% / 15.9%
Tumbarumba — Certificate III & IV: 17.9% Batlow — Certificate III & IV: 15.9%
Bachelor Degree 7.0% / 6.1%
Tumbarumba — Bachelor Degree: 7.0% Batlow — Bachelor Degree: 6.1%
Advanced Diploma / Diploma 5.4% / 6.5%
Tumbarumba — Advanced Diploma / Diploma: 5.4% Batlow — Advanced Diploma / Diploma: 6.5%
Graduate Diploma / Certificate 1.2% / 1.0%
Tumbarumba — Graduate Diploma / Certificate: 1.2% Batlow — Graduate Diploma / Certificate: 1.0%
Postgraduate Degree 1.1% / 1.0%
Tumbarumba — Postgraduate Degree: 1.1% Batlow — Postgraduate Degree: 1.0%

Bars are drawn against the largest share shown (17.9%).

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.

Tumbarumba Batlow
England 2.3% / 2.1%
Tumbarumba — England: 2.3% Batlow — England: 2.1%
New Zealand 1.3% / 1.7%
Tumbarumba — New Zealand: 1.3% Batlow — New Zealand: 1.7%
Thailand 0.5% / 2.0%
Tumbarumba — Thailand: 0.5% Batlow — Thailand: 2.0%
Germany — / 0.7%
Tumbarumba — Germany: not among its largest Batlow — Germany: 0.7%
Taiwan — / 0.7%
Tumbarumba — Taiwan: not among its largest Batlow — Taiwan: 0.7%
Netherlands 0.6% / —
Tumbarumba — Netherlands: 0.6% Batlow — Netherlands: not among its largest
Scotland 0.4% / —
Tumbarumba — Scotland: 0.4% Batlow — Scotland: not among its largest

Bars are drawn against the largest share shown (2.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Tumbarumba 95.2% houses
Tumbarumba — Houses: 95.2% Tumbarumba — Townhouses: 2.9% Tumbarumba — Flats / Apartments: 2.0%
Batlow 95.9% houses
Batlow — Houses: 95.9% Batlow — Townhouses: 3.1% Batlow — Flats / Apartments: 1.0%
Houses Townhouses Flats / Apartments

Property market

Tumbarumba Batlow
Median house price $417,500 $360,000
Median unit price —
same for both
Median land price $300,000 $100,000
Typical days to sell (houses) 48 days
from 9 sales
 59 days
from 17 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.

Tumbarumba Batlow
2 bed $378K / $310K
Tumbarumba — 2 bed: $378K (6 sales) Batlow — 2 bed: $310K (7 sales)

6 vs 7 sales

3 bed $420K / $360K
Tumbarumba — 3 bed: $420K (20 sales) Batlow — 3 bed: $360K (21 sales)

20 vs 21 sales

4 bed $402K / $468K
Tumbarumba — 4 bed: $402K (10 sales) Batlow — 4 bed: $468K (8 sales)

10 vs 8 sales

Zoning mix

Batlow has more rural and farming land (96% vs 84%); Tumbarumba has more land zoned for conservation (13% vs 1%).

Tumbarumba Batlow
Rural and farming 84% 96%
Environmental 13% 1%
Residential 2%
same for both
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

Tumbarumba Batlow
New dwellings approved 36
across Snowy Valleys
same for both
Approvals change year on year -50%
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.

Tumbarumba Batlow
Houses 4.7%
$495/wk on $545K
 4.2%
$365/wk on $450K
Units —
same for both

Ranking within NSW

Tumbarumba Batlow
House price Higher than 12% of NSW Higher than 9% of NSW
Income Higher than 27% of NSW Higher than 15% of NSW
Schools Higher than 69% of NSW —
Walkability Higher than 17% of NSW Higher than 45% of NSW
Affordability Higher than 87% of NSW Higher than 88% of NSW
EV adoption Higher than 46% of NSW —
NBN connectivity Higher than 63% of NSW Higher than 55% of NSW
Rental yield (houses) Higher than 94% of NSW Higher than 83% of NSW

Liveability

Tumbarumba scores higher overall (24 vs 10).

Tumbarumba Batlow
Grade D
same for both
Score 24/100 10/100
Socio-economic band below-average income
decile 2/10
 high-need area
decile 1/10

Risk profile

Tumbarumba Batlow
Bushfire High
84/100
 High
87/100
Crime Moderate
64/100
 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
same for both

Schools

Tumbarumba Batlow
Inside the suburb 3 2
Rated above peers 1
same for both
Rated at peers 1 0
Rated below peers 1 0

Schools in Tumbarumba

  • Tumbarumba High School Government · Secondary above peers
  • Tumbarumba Public School Government · Primary at peers
  • All Saints Primary School Catholic · Primary below peers

Schools in Batlow

  • St Mary's Primary School Catholic · Primary above peers
  • Batlow Technology School Government · Combined

Amenities in the suburb

Tumbarumba Batlow
Supermarkets 1
same for both
Cafes & restaurants 3
same for both
Parks & reserves 9
same for both
Childcare 1
same for both
GPs 2 1
Pharmacies 1 0
Hospitals 1
same for both
Police stations 1
same for both
Banks & Bank@Post 2
same for both
Fuel stations 2 0
Waterways 64 57

Mobility

Tumbarumba sits further from the CBD (475.5 km vs 441.5 km).

Tumbarumba Batlow
Walkability score 0/100 4/100
Distance to Sydney 475.5 km
+7% vs other
 441.5 km
Drive time (normal traffic) 326 min 290 min
Public transport score 43/100
Bus
 28/100
Bus
Peak arrivals per hour 16.5
7-9am + 5-7pm
 7.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 2 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 2653
 0.0%
postcode 2730
Rooftop solar per 100 dwellings 57
postcode 2653
 56
postcode 2730

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.

Tumbarumba Batlow
Car (driver) 77.2% / 77.7%
Tumbarumba — Car (driver): 77.2% Batlow — Car (driver): 77.7%
Worked from Home 7.7% / 7.7%
Tumbarumba — Worked from Home: 7.7% Batlow — Worked from Home: 7.7%
Walked Only 7.3% / 7.3%
Tumbarumba — Walked Only: 7.3% Batlow — Walked Only: 7.3%
Car (passenger) 6.8% / 6.4%
Tumbarumba — Car (passenger): 6.8% Batlow — Car (passenger): 6.4%
Bicycle 1.0% / —
Tumbarumba — Bicycle: 1.0% Batlow — Bicycle: not among its largest
Bus — / 0.9%
Tumbarumba — Bus: not among its largest Batlow — Bus: 0.9%

Bars are drawn against the largest share shown (77.7%).

Setting

Tumbarumba Batlow
Elevation 942 m
above sea level, at the suburb centre
 792 m
above sea level, at the suburb centre

NBN connectivity

Tumbarumba Batlow
Connectivity score 31/100 30/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 2%
1,000 premises
 0%
672 premises

Climate

Tumbarumba Batlow
Annual rainfall 952 mm
same for both
Summer max (Jan) 28.9°C
same for both
Winter min (Jul) 0.6°C
same for both

Council rates

Tumbarumba Batlow
Average residential rate $945/yr
same for both
Council Snowy Valleys
same for both

Federal electorate

Tumbarumba Batlow
Division Riverina
same for both
Member Michael Mccormack
same for both
Party The Nationals
same for both

First Home Owner Grant

Tumbarumba Batlow
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Tumbarumba

Affordable Retirees Rural

Batlow

Affordable Retirees Rural

More comparisons

Other comparisons with Tumbarumba

Tumbarumba vs Mannus Tumbarumba vs Courabyra Tumbarumba vs Glenroy Tumbarumba vs Willigobung

Other comparisons with Batlow

Batlow vs Gilmore Batlow vs Wondalga Batlow vs Kunama
Full data on Tumbarumba Full data on Batlow
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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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