Caringbah vs Miranda, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Caringbah and Miranda are both Sutherland rates (OLG suburbs, sitting 20.1 km and 20.9 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
The two sit within $264 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 the gap between these two is about $3,000, about $6 a week, and most of it is the AI-estimated insurance line.
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Miranda
Annual cost breakdown
| Category | Caringbah | Miranda | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,617 | $1,617 | - |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $5,259 | $5,395 | -$136 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $1,850 | $1,450 | +$400 |
| Body corporate (unit) Estimated | $2,300 | $2,300 | - |
| Total (driving) | $10,274 | $10,010 | +$264 |
| Total (public transport) | $7,415 | $7,015 | +$400 |
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 | Caringbah | Miranda | 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, Caringbah vs Miranda (2026-27)
What the numbers show
Caringbah and Miranda differ by $264 a year by car, but $400 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 $136, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $400 per year. Caringbah carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $400 per year, $7,415 from Caringbah versus $7,015 from Miranda.
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 Caringbah by $136 a year, $5,259 against $5,395.
- Building insurance favours Miranda by $400 a year, $1,450 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 high in Caringbah against medium in Miranda, which feeds the insurance estimate. The catchment state school scores 8.2 in Caringbah against 6.6 in Miranda, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | Caringbah cumulative | Miranda cumulative | Difference |
|---|---|---|---|
| Year 1 | $10,274 | $10,010 | $264 |
| Year 3 | $31,756 | $30,940 | $816 |
| Year 5 | $54,546 | $53,144 | $1,402 |
| Year 10 | $117,780 | $114,753 | $3,027 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Caringbah or Miranda cheaper to live in?
Neither is named cheaper. Caringbah runs $10,274 a year by car and Miranda $10,010, but most of the $264 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $136. Source: SuburbCost 2026 data.
What are council rates in Caringbah and Miranda?
Annual council rates for a house are $1,617 in Caringbah (Sutherland rates (OLG) and $1,617 in Miranda (Sutherland rates (OLG). Water and sewerage adds $1,548 in Caringbah and $1,548 in Miranda. 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 Caringbah and Miranda?
Annual driving commute costs are $5,259 from Caringbah and $5,395 from Miranda to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Caringbah and $2,400 from Miranda.
What is the 10-year cost difference between Caringbah and Miranda?
At 3% annual cost growth, Caringbah costs a cumulative $117,780 and Miranda costs $114,753 over 10 years by car. The cumulative difference is $3,027 in favour of Miranda. Excludes purchase price, mortgage, and personal expenses.
Which of Caringbah and Miranda 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.