Alfords Point vs Menai: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Alfords Point and Menai are both Sutherland rates (OLG suburbs, sitting 21.1 km and 23.7 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Menai runs $301 a year cheaper than Alfords Point, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $3,450.
Over 10 years these two cost about the same to run. The difference here isn't money — it's location, schools and lifestyle.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict →Alfords Point
Menai
Annual cost breakdown
| Category | Alfords Point | Menai | Difference |
|---|---|---|---|
| Council rates | $1,617 | $1,617 | - |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $5,429 | $5,828 | -$399 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $3,250 | $2,550 | +$700 |
| Body corporate (unit) | $2,300 | $2,300 | - |
| Total (driving) | $11,844 | $11,543 | +$301 |
| Total (public transport) | $8,815 | $8,115 | +$700 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Alfords Point | Menai | Difference |
|---|---|---|---|
| House | $2,342 | $2,342 | - |
| Unit | $1,909 | $1,909 | - |
Estimated from AER residential benchmarks for each suburb's climate zone at 2026-27 regulated prices for each suburb's electricity network, including supply charge (AER Default Market Offer caps, or the QCA price in regional Queensland; unit ≈ 75% of a house). Get the free report for a breakdown by your exact number of occupants.
Cost breakdown chart
Annual cost breakdown — Alfords Point vs Menai (2026-27)
What the numbers show
Menai costs $301 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $3,450 in favour of Menai.
The biggest single gap is home insurance at $700 per year. Alfords Point carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $700 per year, $8,815 from Alfords Point versus $8,115 from Menai.
Where the difference actually comes from
- Council rates is identical at $1,617 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Alfords Point by $399 a year, $5,429 against $5,828.
- Building insurance favours Menai by $700 a year, $2,550 against $3,250.
Both suburbs sit in the same council area, so the rates line is identical and none of the difference between them comes from council. What separates them is commute distance and the insurance band.
Flood risk is rated high in Alfords Point against low in Menai, which feeds the insurance estimate. Fire risk is rated high in Menai against medium in Alfords Point, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | Alfords Point cumulative | Menai cumulative | Difference |
|---|---|---|---|
| Year 1 | $11,844 | $11,543 | $301 |
| Year 3 | $36,609 | $35,678 | $931 |
| Year 5 | $62,881 | $61,283 | $1,598 |
| Year 10 | $135,778 | $132,328 | $3,450 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Alfords Point or Menai cheaper to live in?
Menai is cheaper to run by car at $11,543 per year versus $11,844 for Alfords Point, a difference of $301 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Alfords Point and Menai?
Annual council rates for a house are $1,617 in Alfords Point (Sutherland rates (OLG) and $1,617 in Menai (Sutherland rates (OLG). Water and sewerage adds $1,548 in Alfords Point and $1,548 in Menai. Both figures are the average residential rate reported to the Office of Local Government, uplifted by each council's IPART rate peg.
How does the commute cost compare between Alfords Point and Menai?
Annual driving commute costs are $5,429 from Alfords Point and $5,828 from Menai to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Alfords Point and $2,400 from Menai.
What is the 10-year cost difference between Alfords Point and Menai?
At 3% annual cost growth, Alfords Point costs a cumulative $135,778 and Menai costs $132,328 over 10 years by car. The cumulative difference is $3,450 in favour of Menai. Excludes purchase price, mortgage, and personal expenses.
Which of Alfords Point and Menai is best to actually live in?
You've got the costs. Get the free personalised report for the rest: a clear verdict on which suburb wins, the full flood, fire and crime risk profile, nearest schools, estimated electricity cost by number of occupants, and your own loan or rent stress-tested over 10 years. No spam.
Related comparisons
Sources: Sutherland rates (OLG and Sutherland rates (OLG rate data, water utility pricing (QLD: Queensland Urban Utilities / Unitywater; NSW: Sydney Water / Hunter Water), ATO 91c/km, and SuburbCost AI insurance estimates. Data updated July 2026.