Upper Duroby vs North Tumbulgum

North Tumbulgum is the younger of the two, with a median age of 39 against 54 in Upper Duroby. In both, the large majority of households own their home and the large majority of homes are detached houses. In Upper Duroby, about half of households are people living alone. In North Tumbulgum, most households are couple families. On these figures, Upper Duroby tends to suit people living alone and older residents, while North Tumbulgum suits families with children and couples.

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

North Tumbulgum

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (45/100 vs 81/100)
  • is already more of a family suburb (82% vs 50%)

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

First-home buyers

Upper Duroby

ahead on the one thing that separates them

  • leaves households under less mortgage stress (16% vs 26%)

Weighs mortgage stress.

Renters

North Tumbulgum

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (14% vs 53%)
  • has cheaper rent ($275/wk vs $725/wk)

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

Commuting to the city

North Tumbulgum

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (514 min vs 522 min)
  • sits closer to the CBD (807.5 km vs 812.6 km)
  • But Upper Duroby is more walkable (22/100 vs 8/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Upper Duroby

ahead on 2 of the 4 things we measure here

  • is more walkable (22/100 vs 8/100)
  • has more residents already 65 and over (30% vs 17%)
  • But North Tumbulgum carries lower crime risk (45/100 vs 81/100)

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

Investors

Upper Duroby

ahead on the one thing that separates them

  • is growing faster (13.5% vs -7.0%)

Weighs population growth.

Where they sit

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

Upper Duroby North Tumbulgum
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.

Upper Duroby North Tumbulgum
Walkability 22 / 8
Upper Duroby — Walkability: 22/100 North Tumbulgum — Walkability: 8/100
Safety 19 / 55
Upper Duroby — Safety: 19/100 North Tumbulgum — Safety: 55/100
Low fire risk 100 / 100
Upper Duroby — Low fire risk: 100/100 North Tumbulgum — Low fire risk: 100/100

Demographics

Upper Duroby rents higher ($725/wk vs $275/wk); North Tumbulgum has more residents (238 vs 118).

Upper Duroby North Tumbulgum
Population 118 238
+102% vs other
Population trend (2016 → 2021) +13.5% -7.0%
Median age 54 39
Median household income $71,500/yr $106,132/yr
+48% vs other
Median weekly rent $725/wk
+62% vs other
 $275/wk

Age profile

Share of residents in each band, 2021 Census.

Upper Duroby North Tumbulgum
0-4 — / 6.3%
Upper Duroby — 0-4: not among its largest North Tumbulgum — 0-4: 6.3%
5-14 12.7% / 13.9%
Upper Duroby — 5-14: 12.7% North Tumbulgum — 5-14: 13.9%
15-19 11.0% / 6.7%
Upper Duroby — 15-19: 11.0% North Tumbulgum — 15-19: 6.7%
20-24 — / 4.6%
Upper Duroby — 20-24: not among its largest North Tumbulgum — 20-24: 4.6%
25-34 3.4% / 11.3%
Upper Duroby — 25-34: 3.4% North Tumbulgum — 25-34: 11.3%
35-44 7.6% / 12.2%
Upper Duroby — 35-44: 7.6% North Tumbulgum — 35-44: 12.2%
45-54 17.8% / 12.6%
Upper Duroby — 45-54: 17.8% North Tumbulgum — 45-54: 12.6%
55-64 22.0% / 14.3%
Upper Duroby — 55-64: 22.0% North Tumbulgum — 55-64: 14.3%
65-74 17.8% / 12.6%
Upper Duroby — 65-74: 17.8% North Tumbulgum — 65-74: 12.6%
75-84 8.5% / 4.2%
Upper Duroby — 75-84: 8.5% North Tumbulgum — 75-84: 4.2%
85+ 3.4% / —
Upper Duroby — 85+: 3.4% North Tumbulgum — 85+: not among its largest

Bars are drawn against the largest share shown (22.0%).

Who lives together

Household composition, 2021 Census.

Upper Duroby 25.0% couple families
Upper Duroby — Couple Families: 25.0% Upper Duroby — Lone Person: 50.0% Upper Duroby — One Parent Families: 25.0%
North Tumbulgum 68.0% couple families
North Tumbulgum — Couple Families: 68.0% North Tumbulgum — Lone Person: 18.0% North Tumbulgum — One Parent Families: 14.0%
Couple Families Lone Person One Parent Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Upper Duroby 9.5% renting
Upper Duroby — Owned Outright: 50.0% Upper Duroby — Mortgage: 40.5% Upper Duroby — Renting: 9.5%
North Tumbulgum 16.7% renting
North Tumbulgum — Owned Outright: 37.5% North Tumbulgum — Mortgage: 45.8% North Tumbulgum — Renting: 16.7%
Owned outright Mortgage Renting

Qualifications

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

Upper Duroby North Tumbulgum
Certificate III & IV 12.7% / 20.6%
Upper Duroby — Certificate III & IV: 12.7% North Tumbulgum — Certificate III & IV: 20.6%
Bachelor Degree 14.4% / 12.6%
Upper Duroby — Bachelor Degree: 14.4% North Tumbulgum — Bachelor Degree: 12.6%
Advanced Diploma / Diploma 7.6% / 7.1%
Upper Duroby — Advanced Diploma / Diploma: 7.6% North Tumbulgum — Advanced Diploma / Diploma: 7.1%
Postgraduate Degree 4.2% / 1.7%
Upper Duroby — Postgraduate Degree: 4.2% North Tumbulgum — Postgraduate Degree: 1.7%
Graduate Diploma / Certificate — / 2.5%
Upper Duroby — Graduate Diploma / Certificate: not among its largest North Tumbulgum — Graduate Diploma / Certificate: 2.5%

Bars are drawn against the largest share shown (20.6%).

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.

Upper Duroby North Tumbulgum
England 4.2% / 3.4%
Upper Duroby — England: 4.2% North Tumbulgum — England: 3.4%
New Zealand 2.5% / 2.1%
Upper Duroby — New Zealand: 2.5% North Tumbulgum — New Zealand: 2.1%
South Africa 3.4% / —
Upper Duroby — South Africa: 3.4% North Tumbulgum — South Africa: not among its largest
Indonesia 3.4% / —
Upper Duroby — Indonesia: 3.4% North Tumbulgum — Indonesia: not among its largest
Scotland — / 2.1%
Upper Duroby — Scotland: not among its largest North Tumbulgum — Scotland: 2.1%
Philippines — / 1.3%
Upper Duroby — Philippines: not among its largest North Tumbulgum — Philippines: 1.3%

Bars are drawn against the largest share shown (4.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Upper Duroby 100.0% houses
Upper Duroby — Houses: 100.0% Upper Duroby — Flats / Apartments: 0.0%
North Tumbulgum 91.1% houses
North Tumbulgum — Houses: 91.1% North Tumbulgum — Flats / Apartments: 8.9%
Houses Flats / Apartments

Property market

Upper Duroby North Tumbulgum
Median house price — $1,311,000
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Upper Duroby has more rural and farming land (85% vs 58%).

Upper Duroby North Tumbulgum
Rural and farming 85% 58%
Other and special use 9% 33%
Environmental 6% 9%
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

Upper Duroby North Tumbulgum
New dwellings approved 331
across Tweed
same for both
Approvals change year on year -50%
same for both

Ranking within NSW

Upper Duroby North Tumbulgum
House price — Higher than 68% of NSW
Income Higher than 35% of NSW Higher than 72% of NSW
Schools —
same for both
Walkability Higher than 71% of NSW Higher than 54% of NSW
Affordability — Higher than 48% of NSW
EV adoption Higher than 62% of NSW Higher than 81% of NSW
NBN connectivity Higher than 50% of NSW Higher than 60% of NSW

Liveability

Upper Duroby is more walkable (22 vs 8).

Upper Duroby North Tumbulgum
Grade —
same for both
Score —
same for both
Socio-economic band mid-range socio-economic
decile 5/10
 advantaged area
decile 7/10

Risk profile

Upper Duroby carries more crime risk (81 vs 45).

Upper Duroby North Tumbulgum
Bushfire None
0/100
same for both
Crime High
81/100
 Moderate
45/100
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
 0
within 5 km

Schools

Upper Duroby North Tumbulgum
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Upper Duroby North Tumbulgum
Parks & reserves 1 0
Waterways 5 4

Mobility

Upper Duroby sits further from the CBD (812.6 km vs 807.5 km).

Upper Duroby North Tumbulgum
Walkability score 22/100 8/100
Distance to Sydney 812.6 km 807.5 km
Drive time (normal traffic) 522 min 514 min
Electric vehicle share 0.6%
postcode 2486
 1.0%
postcode 2490
Rooftop solar per 100 dwellings 74
postcode 2486
 86
postcode 2490

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.

Upper Duroby North Tumbulgum
Car (driver) 64.7% / 69.5%
Upper Duroby — Car (driver): 64.7% North Tumbulgum — Car (driver): 69.5%
Worked from Home 20.6% / 24.2%
Upper Duroby — Worked from Home: 20.6% North Tumbulgum — Worked from Home: 24.2%
Car (passenger) 14.7% / —
Upper Duroby — Car (passenger): 14.7% North Tumbulgum — Car (passenger): not among its largest
Walked Only — / 6.3%
Upper Duroby — Walked Only: not among its largest North Tumbulgum — Walked Only: 6.3%

Bars are drawn against the largest share shown (69.5%).

Setting

Upper Duroby North Tumbulgum
Elevation 145 m
above sea level, at the suburb centre
 60 m
above sea level, at the suburb centre
Distance to the ocean 12.9 km 10.0 km

NBN connectivity

Upper Duroby North Tumbulgum
Connectivity score 30/100
same for both
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
47 premises
 0%
91 premises

Climate

Upper Duroby North Tumbulgum
Annual rainfall 1,569 mm 1,637 mm
Summer max (Jan) 29.1°C 28.6°C
Winter min (Jul) 9.1°C 10.5°C

Council rates

Upper Duroby North Tumbulgum
Average residential rate $1,745/yr
same for both
Council Tweed
same for both

Federal electorate

Upper Duroby North Tumbulgum
Division Richmond
same for both
Member Justine Elliot
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Upper Duroby North Tumbulgum
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Upper Duroby

Retirees River Rural

North Tumbulgum

Quiet Rural

More comparisons

Other comparisons with Upper Duroby

Upper Duroby vs Bilambil Upper Duroby vs Carool Upper Duroby vs Urliup Upper Duroby vs Dulguigan Upper Duroby vs Duroby

Other comparisons with North Tumbulgum

North Tumbulgum vs Terranora North Tumbulgum vs Chinderah North Tumbulgum vs Tumbulgum North Tumbulgum vs Dulguigan North Tumbulgum vs Tygalgah North Tumbulgum vs Duroby
Full data on Upper Duroby Full data on North Tumbulgum
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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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