Badgerys Creek vs Kemps Creek: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 88c/km, Opal & Translink fares, AER electricity benchmarks
Badgerys Creek and Kemps Creek are both Liverpool rates (OLG suburbs, sitting 42.2 km and 39.7 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
The two sit within $280 a year of each other to run, so running cost is a minor factor here — the decision comes down to schools, risk and lifestyle, all in the free report.
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 →Badgerys Creek
Kemps Creek
Annual cost breakdown
| Category | Badgerys Creek | Kemps Creek | Difference |
|---|---|---|---|
| Council rates | $1,376 | $1,376 | - |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $6,738 | $6,758 | -$20 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $2,150 | $1,850 | +$300 |
| Body corporate (unit) | $2,100 | $2,100 | - |
| Total (driving) | $11,812 | $11,532 | +$280 |
| Total (public transport) | $7,474 | $7,174 | +$300 |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Badgerys Creek | Kemps Creek | Difference |
|---|---|---|---|
| House | $2,420 | $2,420 | - |
| Unit | $1,920 | $1,920 | - |
Estimated from AER residential benchmarks for each suburb's climate zone at 2025 rates (QLD 30c/kWh, NSW 33c/kWh incl. supply charge; unit ≈ 75% of a house). Get the free report for a breakdown by your exact number of occupants.
Cost breakdown chart
Annual cost breakdown — Badgerys Creek vs Kemps Creek (2026-27)
What the numbers show
Badgerys Creek and Kemps Creek cost within $280 of each other annually by car. Over ten years with 3% annual growth the gap reaches roughly $3,210, making running cost a minor factor in the decision.
The biggest single gap is home insurance at $300 per year.
On public transport the gap is $300 per year, $7,474 from Badgerys Creek versus $7,174 from Kemps Creek.
10-year cumulative cost projection
| Year | Badgerys Creek cumulative | Kemps Creek cumulative | Difference |
|---|---|---|---|
| Year 1 | $11,812 | $11,532 | $280 |
| Year 3 | $36,510 | $35,644 | $866 |
| Year 5 | $62,712 | $61,225 | $1,487 |
| Year 10 | $135,411 | $132,201 | $3,210 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Badgerys Creek or Kemps Creek cheaper to live in?
Kemps Creek is cheaper to run by car at $11,532 per year versus $11,812 for Badgerys Creek, a difference of $280 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Badgerys Creek and Kemps Creek?
Annual council rates for a house are $1,376 in Badgerys Creek (Liverpool rates (OLG) and $1,376 in Kemps Creek (Liverpool rates (OLG). Water and sewerage adds $1,548 in Badgerys Creek and $1,548 in Kemps Creek. 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 Badgerys Creek and Kemps Creek?
Annual driving commute costs are $6,738 from Badgerys Creek and $6,758 from Kemps Creek to Sydney CBD (ATO 88c/km). Public transport costs $2,400 from Badgerys Creek and $2,400 from Kemps Creek.
What is the 10-year cost difference between Badgerys Creek and Kemps Creek?
At 3% annual cost growth, Badgerys Creek costs a cumulative $135,411 and Kemps Creek costs $132,201 over 10 years by car. The cumulative difference is $3,210 in favour of Kemps Creek. Excludes purchase price, mortgage, and personal expenses.
Which of Badgerys Creek and Kemps Creek 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: Liverpool rates (OLG and Liverpool rates (OLG rate data, water utility pricing (QLD: Queensland Urban Utilities / Unitywater; NSW: Sydney Water / Hunter Water), ATO 88c/km, and SuburbCost AI insurance estimates. Data updated July 2026.