Bushells Ridge vs Kiar, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Bushells Ridge and Kiar are both Central Coast rates (OLG suburbs, sitting 78.6 km and 77.2 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Kiar runs $361 a year cheaper than Bushells Ridge, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $4,138.
Over 10 years the gap between these two is about $4,100, about $8 a week, and most of it is the AI-estimated insurance line.
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Kiar
Annual cost breakdown
| Category | Bushells Ridge | Kiar | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,454 | $1,454 | - |
| Water & sewerage Estimated | $1,300 | $1,300 | - |
| Commute (driving) Modelled, 2026-27 | $3,433 | $3,372 | +$61 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $1,850 | $1,550 | +$300 |
| Body corporate (unit) Estimated | $1,800 | $1,800 | - |
| Total (driving) | $8,037 | $7,676 | +$361 |
| Total (public transport) | $7,004 | $6,704 | +$300 |
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 | Bushells Ridge | Kiar | 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, Bushells Ridge vs Kiar (2026-27)
What the numbers show
Bushells Ridge and Kiar differ by $361 a year by car, but $300 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 $61, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $300 per year. Bushells Ridge carries medium flood risk, which pushes estimated premiums higher.
On public transport the gap is $300 per year, $7,004 from Bushells Ridge versus $6,704 from Kiar.
Where the difference actually comes from
- Council rates is identical at $1,454 a year.
- Water and sewerage is identical at $1,300 a year.
- Driving commute favours Kiar by $61 a year, $3,372 against $3,433.
- Building insurance favours Kiar by $300 a year, $1,550 against $1,850.
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 Bushells Ridge against low in Kiar, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | Bushells Ridge cumulative | Kiar cumulative | Difference |
|---|---|---|---|
| Year 1 | $8,037 | $7,676 | $361 |
| Year 3 | $24,842 | $23,726 | $1,116 |
| Year 5 | $42,670 | $40,753 | $1,917 |
| Year 10 | $92,135 | $87,997 | $4,138 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Bushells Ridge or Kiar cheaper to live in?
Neither is named cheaper. Bushells Ridge runs $8,037 a year by car and Kiar $7,676, but most of the $361 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $61. Source: SuburbCost 2026 data.
What are council rates in Bushells Ridge and Kiar?
Annual council rates for a house are $1,454 in Bushells Ridge (Central Coast rates (OLG) and $1,454 in Kiar (Central Coast rates (OLG). Water and sewerage adds $1,300 in Bushells Ridge and $1,300 in Kiar. 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 Bushells Ridge and Kiar?
Annual driving commute costs are $3,433 from Bushells Ridge and $3,372 from Kiar to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Bushells Ridge and $2,400 from Kiar.
What is the 10-year cost difference between Bushells Ridge and Kiar?
At 3% annual cost growth, Bushells Ridge costs a cumulative $92,135 and Kiar costs $87,997 over 10 years by car. The cumulative difference is $4,138 in favour of Kiar. Excludes purchase price, mortgage, and personal expenses.
Which of Bushells Ridge and Kiar suits you better?
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Sources: Central Coast rates (OLG and Central Coast 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.