Clunes vs Eltham: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 88c/km, Opal & Translink fares, AER electricity benchmarks
Clunes and Eltham are both Lismore rates (OLG suburbs, sitting 609 km and 606.4 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
The two sit within $0 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.
Clunes
Eltham
Annual cost breakdown
| Category | Clunes | Eltham | Difference |
|---|---|---|---|
| Council rates | $1,534 | $1,534 | - |
| Water & sewerage | $1,300 | $1,300 | - |
| Commute (driving) | $17,600 | $17,600 | - |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $2,450 | $2,450 | - |
| Body corporate (unit) | $1,500 | $1,500 | - |
| Total (driving) | $22,884 | $22,884 | - |
| Total (public transport) | $7,684 | $7,684 | - |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Clunes | Eltham | Difference |
|---|---|---|---|
| House | $2,098 | $2,098 | - |
| Unit | $1,679 | $1,679 | - |
Estimated from AER residential benchmarks for each suburb's climate zone at 2025 rates (QLD 30c/kWh, NSW 33c/kWh incl. supply charge; unit ≈ 75% of a house). Get the free report for a breakdown by your exact number of occupants.
Cost breakdown chart
Annual cost breakdown — Clunes vs Eltham (2026-27)
What the numbers show
Clunes and Eltham cost within $0 of each other annually by car. Over ten years with 3% annual growth the gap reaches roughly $0, making running cost a minor factor in the decision.
The biggest single gap is council rates at $0 per year.
On public transport the two suburbs cost almost the same, $7,684 and $7,684 a year, so the $0 driving gap nearly closes if you commute by public transport.
10-year cumulative cost projection
| Year | Clunes cumulative | Eltham cumulative | Difference |
|---|---|---|---|
| Year 1 | $22,884 | $22,884 | $0 |
| Year 3 | $70,732 | $70,732 | $0 |
| Year 5 | $121,494 | $121,494 | $0 |
| Year 10 | $262,339 | $262,339 | $0 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Clunes or Eltham cheaper to live in?
Clunes is cheaper to run by car at $22,884 per year versus $22,884 for Eltham, a difference of $0 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Clunes and Eltham?
Annual council rates for a house are $1,534 in Clunes (Lismore rates (OLG) and $1,534 in Eltham (Lismore rates (OLG). Water and sewerage adds $1,300 in Clunes and $1,300 in Eltham. 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 Clunes and Eltham?
Annual driving commute costs are $17,600 from Clunes and $17,600 from Eltham to Sydney CBD (ATO 88c/km). Public transport costs $2,400 from Clunes and $2,400 from Eltham.
What is the 10-year cost difference between Clunes and Eltham?
At 3% annual cost growth, Clunes costs a cumulative $262,339 and Eltham costs $262,339 over 10 years by car. The cumulative difference is $0 in favour of Clunes. Excludes purchase price, mortgage, and personal expenses.
Which of Clunes and Eltham 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.
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Sources: Lismore rates (OLG and Lismore rates (OLG rate data, water utility pricing (QLD: Queensland Urban Utilities / Unitywater; NSW: Sydney Water / Hunter Water), ATO 88c/km, and SuburbCost AI insurance estimates. Data updated July 2026.