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Tumbarumba Property Market Update 2nd 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.

August 25 2026

PRD Tumbarumba Market Update 2nd Half of 2026

Property Trends

In 1H 2026, Tumbarumba recorded a median house price of $427,000, and a median land price of $387,500. This represents an annual (1H 2025 – 1H 2026) price stabilisation, whilst the number of house sales declined by -9.1% (to 20 sales in 1H 2026). Vacant land prices have surged 167.2% in the past 12 months, but there are very few sales, and fluctuations in price is common. A stable median house price represents a resilient market, which creates an opportunity for first home buyers. That said, without any new residential projects to commence from 2020, buyers must act fast to secure their home.

Project Development

Tumbarumba plans to see approximately $3.3B of new projects commencing from 2020-2026, the largest project is the HumeLink ($3.3B). This significant project is constructed by Transgrid and will involve the construction of a 550kV 365 kilometres transmission line, connecting the towns of Wagga Wagga, Bannaby and Maragle. For Tumbarumba, this project will most likely impact Maragle (25mins away). There are no new residential projects set to commence construction in 2020-2026. A house market undersupply is highly likely, which will push property prices up even further.

Rental Market & Growth

House rental yields in Tumbarumba were 4.5% in June 2026, higher than Snowy Valley LGA (3.9%) and Sydney Metro (3.0%). This was paired with a 11.9% increase in median house rental price in the past 12 months to 1H 2026, at $450 per week. The number of houses rented declined, by -35.7% in the past 12 months, to 9 rentals in 1H 2026. There is an undersupplied rental market in Tumbarumba, which is beneficial for investors looking for affordable options to Sydney.

Vacancy Rates & Property Investment

Tumbarumba recorded a vacancy rate of 1.1% in June 2026, which is lower than Snowy Valleys LGA 1.8% and Sydney Metro 1.6% average. Vacancy rates in the past 12 months have fluctuated, but declined significantly in the past 3 months, indicating a tighter rental market. Furthermore, a 0.7% vacancy rate is significantly below the 3.0% benchmark, indicating there is quicker occupancy of rental homes in Tumbarumba. This continues to benefit investors, even with higher house prices (thus, entry price) in the past 12 months to 1H 2026.