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 $522 a year cheaper than Upsalls Creek, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $5,984.
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 →Black Creek
Upsalls Creek
Annual cost breakdown
| Category | Black Creek | Upsalls Creek | Difference |
|---|---|---|---|
| Council rates | $1,370 | $1,370 | - |
| Water & sewerage | $1,300 | $1,300 | - |
| Commute (driving) | $6,586 | $6,658 | -$72 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $2,400 | $2,850 | -$450 |
| Body corporate (unit) | $1,500 | $1,500 | - |
| Total (driving) | $11,656 | $12,178 | -$522 |
| Total (public transport) | $7,470 | $7,920 | -$450 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; 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 costs $522 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $5,984 in favour of Black Creek.
The biggest single gap is home insurance at $450 per year. Upsalls Creek carries medium flood risk, which pushes estimated premiums higher.
On public transport the gap is $450 per year, $7,470 from Black Creek versus $7,920 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 $450 a year, $2,400 against $2,850.
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 | $11,656 | $12,178 | $522 |
| Year 3 | $36,028 | $37,641 | $1,613 |
| Year 5 | $61,883 | $64,655 | $2,772 |
| Year 10 | $133,623 | $139,607 | $5,984 |
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?
Black Creek is cheaper to run by car at $11,656 per year versus $12,178 for Upsalls Creek, a difference of $522 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. 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). Public transport costs $2,400 from Black Creek and $2,400 from Upsalls Creek.
What is the 10-year cost difference between Black Creek and Upsalls Creek?
At 3% annual cost growth, Black Creek costs a cumulative $133,623 and Upsalls Creek costs $139,607 over 10 years by car. The cumulative difference is $5,984 in favour of Black Creek. Excludes purchase price, mortgage, and personal expenses.
Which of Black Creek and Upsalls 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: 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 AI insurance estimates. Data updated July 2026.