Tumbarumba Property Market Update 1st Half 2026
Tumbarumba is a charming town nestled in the Snowy Mountains region of New South Wales. It is known for its scenery and rich history; surrounded by forests, vineyards and farmlands. With a mix of modern services, Tumbarumba is an ideal place for families.
Property Trends
In Q4 2025, Tumbarumba (which for this report captures sales and rental data in postcode 2653) recorded a median house price of $425,000 and a median vacant land price of $215,000. This represents an annual (Q4 2024 – Q4 2025) price growth of 18.1% for houses, alongside a 33.3% increase in house sales (to 24 sales in Q4 2025). Vacant land prices have increased in Q4 2025, but with only 6 sales in the past 12 months (4 residential and 2 rural/primary production land), it is a very small market. There is high demand for houses, thus an ideal time for owners to capitalise on their investments. Without any new ready-to-sell houses planned, buyers must act fast.
Project Development
Tumbarumba plans to see approximately $3.3B of new projects commencing from 2020–2026. The largest project to commence is Humelink – by TransGrid ($3.3B). This project stimulates the energy industry in Wagga Wagga, Bannaby and Maragle; with a spill-over impact in the form of potential new jobs in Tumbarumba. There are no new residential projects planned, thus no new housing stock on the horizon. A housing undersupply is expected, which will push up prices even further in 2026 and 2027.
Rental Market & Growth
House rental yields in Tumbarumba were 5.0% in December 2025, higher than Snowy Valley LGA (4.3%) and Sydney Metro (2.7%). Median house rental price remained stable in the past 12 months to Q4 2025, at $450 per week. Meanwhile, the number of houses rented increased, by 44.4% in the past 12 months, to 13 rentals in Q4 2025. There is a highly demanded house rental market in Tumbarumba, which benefits investors – especially for those looking for a more affordable investment option to Sydney Metro.
Vacancy Rates & Property Investment
Tumbarumba recorded a vacancy rate of 1.6% in December 2025, lower than the Snowy Valley LGA 2.5% and Sydney Metro 1.8% average. Further, a 1.6% vacancy rate is well below the Real Estate Institute of Australia’s healthy benchmark of 3.0%, suggesting quicker occupancy of rental homes in Tumbarumba. This is a conducive environment for investors, even if the median house sales price (thus, entry price) has increased in the past 12 months to Q4 2025.
> View the latest properties to buy in the Tumbarumba region
