Brighton-Le-Sands vs Kyeemagh: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Brighton-Le-Sands and Kyeemagh are both Bayside rates (OLG suburbs, sitting 11.1 km and 10.1 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
The two sit within $256 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 →Brighton-Le-Sands
Kyeemagh
Annual cost breakdown
| Category | Brighton-Le-Sands | Kyeemagh | Difference |
|---|---|---|---|
| Council rates | $1,265 | $1,265 | - |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $3,340 | $3,084 | +$256 |
| Commute (public transport) | $2,386 | $2,386 | - |
| Home insurance | $2,950 | $2,950 | - |
| Body corporate (unit) | $2,600 | $2,600 | - |
| Total (driving) | $9,103 | $8,847 | +$256 |
| Total (public transport) | $8,149 | $8,149 | - |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Brighton-Le-Sands | Kyeemagh | Difference |
|---|---|---|---|
| House | $2,342 | $2,342 | - |
| Unit | $1,909 | $1,909 | - |
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 — Brighton-Le-Sands vs Kyeemagh (2026-27)
What the numbers show
Brighton-Le-Sands and Kyeemagh cost within $256 of each other annually by car. Over ten years with 3% annual growth the gap reaches roughly $2,935, making running cost a minor factor in the decision.
The biggest single gap is commute costs at $256 per year. Brighton-Le-Sands is 11.1 km from Sydney CBD, which drives higher annual driving costs at the ATO rate of 91c/km.
On public transport the two suburbs cost almost the same, $8,149 and $8,149 a year, so the $256 driving gap nearly closes if you commute by public transport.
Where the difference actually comes from
- Council rates is identical at $1,265 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Kyeemagh by $256 a year, $3,084 against $3,340.
- Building insurance is identical at $2,950 a year.
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.
10-year cumulative cost projection
| Year | Brighton-Le-Sands cumulative | Kyeemagh cumulative | Difference |
|---|---|---|---|
| Year 1 | $9,103 | $8,847 | $256 |
| Year 3 | $28,136 | $27,345 | $791 |
| Year 5 | $48,329 | $46,970 | $1,359 |
| Year 10 | $104,356 | $101,421 | $2,935 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Brighton-Le-Sands or Kyeemagh cheaper to live in?
Kyeemagh is cheaper to run by car at $8,847 per year versus $9,103 for Brighton-Le-Sands, a difference of $256 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Brighton-Le-Sands and Kyeemagh?
Annual council rates for a house are $1,265 in Brighton-Le-Sands (Bayside rates (OLG) and $1,265 in Kyeemagh (Bayside rates (OLG). Water and sewerage adds $1,548 in Brighton-Le-Sands and $1,548 in Kyeemagh. 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 Brighton-Le-Sands and Kyeemagh?
Annual driving commute costs are $3,340 from Brighton-Le-Sands and $3,084 from Kyeemagh to Sydney CBD (ATO 91c/km). Public transport costs $2,386 from Brighton-Le-Sands and $2,386 from Kyeemagh.
What is the 10-year cost difference between Brighton-Le-Sands and Kyeemagh?
At 3% annual cost growth, Brighton-Le-Sands costs a cumulative $104,356 and Kyeemagh costs $101,421 over 10 years by car. The cumulative difference is $2,935 in favour of Kyeemagh. Excludes purchase price, mortgage, and personal expenses.
Which of Brighton-Le-Sands and Kyeemagh 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: Bayside rates (OLG and Bayside 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.