Burraneer vs Greenhills Beach, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Burraneer and Greenhills Beach are both Sutherland rates (OLG suburbs, sitting 22.1 km and 19.4 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Greenhills Beach runs $454 a year cheaper than Burraneer, driven mostly by the commute. Over 10 years at 3% growth that gap compounds to about $5,205.
Over 10 years, Greenhills Beach costs about $5,200 less to run than Burraneer. That's about $10 a week.
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Greenhills Beach
Annual cost breakdown
| Category | Burraneer | Greenhills Beach | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,617 | $1,617 | - |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $5,589 | $5,135 | +$454 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,386 | +$14 |
| Home insurance Estimated | $1,850 | $1,850 | - |
| Body corporate (unit) Estimated | $2,300 | $2,300 | - |
| Total (driving) | $10,604 | $10,150 | +$454 |
| Total (public transport) | $7,415 | $7,401 | +$14 |
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 | Burraneer | Greenhills Beach | 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, Burraneer vs Greenhills Beach (2026-27)
What the numbers show
Greenhills Beach costs $454 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $5,205 in favour of Greenhills Beach.
The biggest single gap is commute costs at $454 per year. Burraneer is 22.1 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, $7,415 and $7,401 a year, so the $454 driving gap nearly closes if you commute by public transport.
Where the difference actually comes from
- Council rates is identical at $1,617 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Greenhills Beach by $454 a year, $5,135 against $5,589.
- Building insurance is identical at $1,850 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 | Burraneer cumulative | Greenhills Beach cumulative | Difference |
|---|---|---|---|
| Year 1 | $10,604 | $10,150 | $454 |
| Year 3 | $32,776 | $31,373 | $1,403 |
| Year 5 | $56,298 | $53,888 | $2,410 |
| Year 10 | $121,563 | $116,358 | $5,205 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Burraneer or Greenhills Beach cheaper to live in?
Greenhills Beach is cheaper to run by car at $10,150 per year versus $10,604 for Burraneer, a difference of $454 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Burraneer and Greenhills Beach?
Annual council rates for a house are $1,617 in Burraneer (Sutherland rates (OLG) and $1,617 in Greenhills Beach (Sutherland rates (OLG). Water and sewerage adds $1,548 in Burraneer and $1,548 in Greenhills Beach. 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 Burraneer and Greenhills Beach?
Annual driving commute costs are $5,589 from Burraneer and $5,135 from Greenhills Beach to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Burraneer and $2,386 from Greenhills Beach.
What is the 10-year cost difference between Burraneer and Greenhills Beach?
At 3% annual cost growth, Burraneer costs a cumulative $121,563 and Greenhills Beach costs $116,358 over 10 years by car. The cumulative difference is $5,205 in favour of Greenhills Beach. Excludes purchase price, mortgage, and personal expenses.
Which of Burraneer and Greenhills Beach suits you better?
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Sources: Sutherland rates (OLG and Sutherland 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.