Tumut Property Market Update 2nd Half 2025
Tumut is in the picturesque Snowy Valley of New South Wales, about 320km southwest of New South Wales. 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 conveniences, Tumut is ideal for families.
Property Trends
In Q2 2025, Tumut recorded a median house price of $517,500 and a median land price of $218,500. This represents an annual (Q2 2024 – Q2 2025) price growth of 12.5% for houses and 26.7% for land. House sales decreased by -20.5% (to 31 sales in Q2 2025); but land sales increased by 66.7% (to 5 sales in Q2 2025). Median price increases in the past 12 months emphasise Tumut as a highly demanded housing market, with an undersupplied land market. Thus, now is an ideal time for owners to capitalise on their investments. With very little new housing stock planned in 2025, buyers must act fast.
Project Development
Tumut will see approximately $545.9M of new projects commencing from 2023–2026. The largest project due to commence is the Talbingo Battery Energy Storage System ($500.0M). This will help deliver reliable renewable energy to the area, as well as stimulate the local economy through job creation. There are only 3 units and 6 dwellings planned for construction, which will not fulfil current demand. The reliance on available stock will remain, with an undersupply likely putting price pressures on all stock types.
Rental Market & Growth
House rental yields in Tumut were 4.0% as of June 2025, on par with the Snowy Valley LGA (4.0%) and above Sydney Metro (2.7%) rental yields. Furthermore, median house rental prices increased by 12.5% in the past 12 months to Q2 2025, at $450 per week; whilst the number of houses rented declined by -18.2% (to 18 houses in Q2 2025). This suggests an undersupply in the house rental market, which is beneficial to investors looking for an affordable alternative to Sydney Metro.
Vacancy Rates & Property Investment
Tumut recorded a vacancy rate of 0.6% in June 2025, well below the Snowy Valley LGA average of 2.0% and Sydney Metro’s 1.6%. Vacancy rates have fluctuated in the past 12 months, but overall showed a declining pattern, which indicates an even tighter rental market. Furthermore, a 0.6% vacancy rate is well below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, indicating quicker occupancy of rental homes in Tumut. This suggests a conducive and sustainable investment condition, even with a higher house price (thus entry price) in the past 12 months to Q2 2025.
