Black Creek vs Upsalls Creek, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Black Creek and Upsalls Creek are both Port Macquarie-Hastings rates (OLG suburbs, sitting 30.4 km and 31.3 km from Port Macquarie CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Black Creek runs $472 a year cheaper than Upsalls Creek, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $5,411.
Over 10 years the gap between these two is about $5,400, about $10 a week, and most of it is the AI-estimated insurance line.
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Upsalls Creek
Annual cost breakdown
| Category | Black Creek | Upsalls Creek | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,370 | $1,370 | - |
| Water & sewerage Estimated | $1,300 | $1,300 | - |
| Commute (driving) Modelled, 2026-27 | $6,586 | $6,658 | -$72 |
| Commute (public transport) Modelled, 2026-27 | $6,586 | $6,658 | -$72 |
| Home insurance Estimated | $2,150 | $2,550 | -$400 |
| Body corporate (unit) Estimated | $1,500 | $1,500 | - |
| Total (driving) | $11,406 | $11,878 | -$472 |
| Total (public transport) | $11,406 | $11,878 | -$472 |
Totals exclude electricity, estimated separately below. Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance estimated from ACCC premium rates; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Black Creek | Upsalls Creek | Difference |
|---|---|---|---|
| House | $2,827 | $2,827 | - |
| Unit | $2,369 | $2,369 | - |
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, Black Creek vs Upsalls Creek (2026-27)
What the numbers show
Black Creek and Upsalls Creek differ by $472 a year by car, but $400 of that is the building insurance estimate rather than a published figure. On the sourced costs, council rates, water and the commute, the gap is $72, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $400 per year. Upsalls Creek carries medium flood risk, which pushes estimated premiums higher.
On public transport the gap is $472 per year, $11,406 from Black Creek versus $11,878 from Upsalls Creek.
Where the difference actually comes from
- Council rates is identical at $1,370 a year.
- Water and sewerage is identical at $1,300 a year.
- Driving commute favours Black Creek by $72 a year, $6,586 against $6,658.
- Building insurance favours Black Creek by $400 a year, $2,150 against $2,550.
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 medium in Upsalls Creek against low in Black Creek, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | Black Creek cumulative | Upsalls Creek cumulative | Difference |
|---|---|---|---|
| Year 1 | $11,406 | $11,878 | $472 |
| Year 3 | $35,255 | $36,714 | $1,459 |
| Year 5 | $60,556 | $63,062 | $2,506 |
| Year 10 | $130,757 | $136,168 | $5,411 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Black Creek or Upsalls Creek cheaper to live in?
Neither is named cheaper. Black Creek runs $11,406 a year by car and Upsalls Creek $11,878, but most of the $472 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $72. Source: SuburbCost 2026 data.
What are council rates in Black Creek and Upsalls Creek?
Annual council rates for a house are $1,370 in Black Creek (Port Macquarie-Hastings rates (OLG) and $1,370 in Upsalls Creek (Port Macquarie-Hastings rates (OLG). Water and sewerage adds $1,300 in Black Creek and $1,300 in Upsalls 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 Black Creek and Upsalls Creek?
Annual driving commute costs are $6,586 from Black Creek and $6,658 from Upsalls Creek to Port Macquarie CBD (ATO 91c/km). No daily public transport commute is assumed from either suburb, so both are costed by car.
What is the 10-year cost difference between Black Creek and Upsalls Creek?
At 3% annual cost growth, Black Creek costs a cumulative $130,757 and Upsalls Creek costs $136,168 over 10 years by car. The cumulative difference is $5,411 in favour of Black Creek. Excludes purchase price, mortgage, and personal expenses.
Which of Black Creek and Upsalls Creek suits you better?
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Sources: Port Macquarie-Hastings rates (OLG and Port Macquarie-Hastings rates (OLG rate data, water utility pricing (QLD: Queensland Urban Utilities / Unitywater; NSW: Sydney Water / Hunter Water), ATO 91c/km, and SuburbCost insurance estimates from ACCC premium rates. Data updated July 2026.