Clybucca vs Fishermans Reach: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 88c/km, Opal & Translink fares, AER electricity benchmarks
Clybucca and Fishermans Reach are both Kempsey rates (OLG suburbs, sitting 367.8 km and 372.5 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Clybucca runs $400 a year cheaper than Fishermans Reach, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $4,586.
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 →Clybucca
Fishermans Reach
Annual cost breakdown
| Category | Clybucca | Fishermans Reach | Difference |
|---|---|---|---|
| Council rates | $1,492 | $1,492 | - |
| Water & sewerage | $1,300 | $1,300 | - |
| Commute (driving) | $17,600 | $17,600 | - |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $3,100 | $3,500 | -$400 |
| Body corporate (unit) | $1,500 | $1,500 | - |
| Total (driving) | $23,492 | $23,892 | -$400 |
| Total (public transport) | $8,292 | $8,692 | -$400 |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Clybucca | Fishermans Reach | 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 — Clybucca vs Fishermans Reach (2026-27)
What the numbers show
Clybucca costs $400 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $4,586 in favour of Clybucca.
The biggest single gap is home insurance at $400 per year. Fishermans Reach carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $400 per year, $8,292 from Clybucca versus $8,692 from Fishermans Reach.
10-year cumulative cost projection
| Year | Clybucca cumulative | Fishermans Reach cumulative | Difference |
|---|---|---|---|
| Year 1 | $23,492 | $23,892 | $400 |
| Year 3 | $72,611 | $73,848 | $1,237 |
| Year 5 | $124,722 | $126,846 | $2,124 |
| Year 10 | $269,309 | $273,895 | $4,586 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Clybucca or Fishermans Reach cheaper to live in?
Clybucca is cheaper to run by car at $23,492 per year versus $23,892 for Fishermans Reach, a difference of $400 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Clybucca and Fishermans Reach?
Annual council rates for a house are $1,492 in Clybucca (Kempsey rates (OLG) and $1,492 in Fishermans Reach (Kempsey rates (OLG). Water and sewerage adds $1,300 in Clybucca and $1,300 in Fishermans Reach. 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 Clybucca and Fishermans Reach?
Annual driving commute costs are $17,600 from Clybucca and $17,600 from Fishermans Reach to Sydney CBD (ATO 88c/km). Public transport costs $2,400 from Clybucca and $2,400 from Fishermans Reach.
What is the 10-year cost difference between Clybucca and Fishermans Reach?
At 3% annual cost growth, Clybucca costs a cumulative $269,309 and Fishermans Reach costs $273,895 over 10 years by car. The cumulative difference is $4,586 in favour of Clybucca. Excludes purchase price, mortgage, and personal expenses.
Which of Clybucca and Fishermans Reach 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: Kempsey rates (OLG and Kempsey 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.