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 $590 a year cheaper than Oak Flats, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $6,763.
Over 10 years the gap between these two is about $6,800, about $13 a week, and most of it is the AI-estimated insurance line.
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Oak Flats
Annual cost breakdown
| Category | Blackbutt | Oak Flats | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,865 | $1,865 | - |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $3,718 | $3,708 | +$10 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $1,500 | $2,100 | -$600 |
| Body corporate (unit) Estimated | $1,800 | $1,800 | - |
| Total (driving) | $8,631 | $9,221 | -$590 |
| Total (public transport) | $7,313 | $7,913 | -$600 |
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 | 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 and Oak Flats differ by $590 a year by car, but $600 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 $10, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $600 per year. Oak Flats carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $600 per year, $7,313 from Blackbutt versus $7,913 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 $600 a year, $1,500 against $2,100.
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 | $8,631 | $9,221 | $590 |
| Year 3 | $26,678 | $28,501 | $1,823 |
| Year 5 | $45,823 | $48,956 | $3,133 |
| Year 10 | $98,945 | $105,708 | $6,763 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Blackbutt or Oak Flats cheaper to live in?
Neither is named cheaper. Blackbutt runs $8,631 a year by car and Oak Flats $9,221, but most of the $590 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $10. 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 $98,945 and Oak Flats costs $105,708 over 10 years by car. The cumulative difference is $6,763 in favour of Blackbutt. Excludes purchase price, mortgage, and personal expenses.
Which of Blackbutt and Oak Flats suits you better?
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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 insurance estimates from ACCC premium rates. Data updated July 2026.