Tumbarumba Property Market Update 2nd Half 2025
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 1H 2025, Tumbarumba recorded a median house price of $405,000 and a median land price of $145,000. This represents an annual (1H 2024 – 1H 2025) price growth of 8.0% for houses and a significant price softening for land – which is not unusual for a very small land market. Comparing 1H 2024 and 1H 2025, total sales increased by 15.8% (to 22 sales) for houses and declined to only 2 sales for land. This confirms there is a highly demanded house market, which created a buffer against higher interest rates and has benefitted from the latest cash rate cuts. Furthermore, house price growth in the past 6 months (to 1H 2025) was high, at 12.8%. Now is an ideal time for owners to capitalise on their investments. Without any new stock 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 ($3.2B). 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 are planned, thus no new housing stock in the horizon. A housing undersupply is expected, which will push up prices even further in 2025 and 2026.
Rental Market & Growth
House rental yields in Tumbarumba were 4.1% as of June 2025, slightly above the Snowy Valley LGA (3.9%) and higher than Sydney Metro (2.7%). Furthermore, median house rental price increased by 3.3% in the past 12 months to 1H 2025, at $405 per week. At the same time the number of houses rented also increased, by 16.7% (to 14 houses) in 1H 2025. The house rental market is highly demanded and competitive in Tumbarumba, which is beneficial to investors.
Vacancy Rates & Property Investment
Tumbarumba recorded a vacancy rate of 1.5% in June 2025, below Snowy Valley LGA average of 2.1% and Sydney Metro’s 1.6%. Vacancy rates have fluctuated in the past 12 months, which is not unusual for a very small rental market. However, a 1.5% vacancy rate is still well below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, thus quicker occupancy of rental homes in Tumbarumba. This creates a conducive investment option, even with higher house prices in the 1st half of 2025.
> View the latest properties to buy in the Tumbarumba region
