Tumut Property Market Update 1st Half 2026
Tumut is in the picturesque Snowy Valley of New South Wales, about a 2 hour drive from Canberra. It offers a delightful blend of natural beauty and rich history. Tumut is the gateway to the Snowy Mountains and a haven for outdoor enthusiasts. With a mix of country charm, natural beauty and modern convinces, Tumut is ideal for families.
Property Trends
In Q4 2025, Tumut recorded a median house price of $490,000 and a median vacant land price of $195,000. This represents an annual (Q4 2024 – Q4 2025) median price growth of 92.2% for houses, accompanied by a 2.8% increase (to 74 sales in Q4 2025) for houses. Vacant land prices have increased slightly in Q4 2025, and with only 14 sales recorded, it remains a very small market. These indicators suggest a highly demanded house market and an ideal time for owners to capitalise on their investments. Further, without any new ready-to-sell houses planned, buyers must act fast; before houses become undersupplied and prices increase even further.
Project Development
Tumut will see approximately $548.5M of new projects commencing from 2025–2027. The largest project due to commence is the Talbingo Battery Energy Storage System ($500.0M). This will help reliable renewable energy to the area, as well as stimulate the local economy through local job creation. There are only 3 units planned in the 2026 pipeline, which is not enough to fulfill current demand. The reliance on available stock will remain, with a potential undersupply likely putting price pressures on all stock types.
Rental Market & Growth
House rental yields in Tumut were 4.2% in December 2025, on par with Snowy Valley LGA (4.3%) and much higher than Sydney Metro’s average (2.7%). This was paired with an 8.0% increase in median house rental price in the past 12 months to Q4 2025, at $475 per week. The number of houses rented decreased, by -3.4% in the past 12 months, to 28 rentals in Q4 2025. Combined, this suggests an undersupplied house rental market in Tumut. This will benefit investors, especially those looking for a more affordable investment option compared to Sydney Metro.
Vacancy Rates & Property Investment
Tumut recorded a vacancy rate of 0.7% in December 2025, lower than the Snowy Valley LGA 2.5% and Sydney Metro 1.8%. Further, a 0.7% vacancy rate is significantly below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, suggesting quicker occupancy of rental homes. This is a conducive environment for investors, even with a higher median house sales price (thus, entry price) in the past 12 months to Q4 2025.
