Blackbutt vs Oak Flats: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Blackbutt and Oak Flats are both Shellharbour rates (OLG suburbs, sitting 85.1 km and 84.9 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Blackbutt runs $790 a year cheaper than Oak Flats, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $9,056.
Over 10 years, Blackbutt costs about $9,100 less to run than Oak Flats — the same as paying $9,100 less for the home. It's the cost no listing shows you.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict →Blackbutt
Oak Flats
Annual cost breakdown
| Category | Blackbutt | Oak Flats | Difference |
|---|---|---|---|
| Council rates | $1,865 | $1,865 | - |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $3,718 | $3,708 | +$10 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $2,000 | $2,800 | -$800 |
| Body corporate (unit) | $1,800 | $1,800 | - |
| Total (driving) | $9,131 | $9,921 | -$790 |
| Total (public transport) | $7,813 | $8,613 | -$800 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Blackbutt | Oak Flats | Difference |
|---|---|---|---|
| House | $2,442 | $2,442 | - |
| Unit | $2,001 | $2,001 | - |
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 — Blackbutt vs Oak Flats (2026-27)
What the numbers show
Blackbutt costs $790 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $9,056 in favour of Blackbutt.
The biggest single gap is home insurance at $800 per year. Oak Flats carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $800 per year, $7,813 from Blackbutt versus $8,613 from Oak Flats.
Where the difference actually comes from
- Council rates is identical at $1,865 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Oak Flats by $10 a year, $3,708 against $3,718.
- Building insurance favours Blackbutt by $800 a year, $2,000 against $2,800.
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 Oak Flats against low in Blackbutt, which feeds the insurance estimate. Fire risk is rated medium in Blackbutt against low in Oak Flats, which feeds the insurance estimate. The catchment state school scores 5 in Oak Flats against 2.8 in Blackbutt, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | Blackbutt cumulative | Oak Flats cumulative | Difference |
|---|---|---|---|
| Year 1 | $9,131 | $9,921 | $790 |
| Year 3 | $28,223 | $30,665 | $2,442 |
| Year 5 | $48,478 | $52,672 | $4,194 |
| Year 10 | $104,677 | $113,733 | $9,056 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Blackbutt or Oak Flats cheaper to live in?
Blackbutt is cheaper to run by car at $9,131 per year versus $9,921 for Oak Flats, a difference of $790 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Blackbutt and Oak Flats?
Annual council rates for a house are $1,865 in Blackbutt (Shellharbour rates (OLG) and $1,865 in Oak Flats (Shellharbour rates (OLG). Water and sewerage adds $1,548 in Blackbutt and $1,548 in Oak Flats. 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 Blackbutt and Oak Flats?
Annual driving commute costs are $3,718 from Blackbutt and $3,708 from Oak Flats to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Blackbutt and $2,400 from Oak Flats.
What is the 10-year cost difference between Blackbutt and Oak Flats?
At 3% annual cost growth, Blackbutt costs a cumulative $104,677 and Oak Flats costs $113,733 over 10 years by car. The cumulative difference is $9,056 in favour of Blackbutt. Excludes purchase price, mortgage, and personal expenses.
Which of Blackbutt and Oak Flats 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: Shellharbour rates (OLG and Shellharbour 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.