Clybucca vs Fishermans Reach, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Clybucca and Fishermans Reach are both Kempsey rates (OLG suburbs, and are commonly compared by buyers weighing up running costs within the same council area.
Clybucca runs $300 a year cheaper than Fishermans Reach, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $3,439.
Over 10 years the gap between these two is about $3,400, about $7 a week, and most of it is the AI-estimated insurance line.
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Fishermans Reach
Annual cost breakdown
| Category | Clybucca | Fishermans Reach | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,492 | $1,492 | - |
| Water & sewerage Estimated | $1,300 | $1,300 | - |
| Commute (driving) Modelled, 2026-27 | $18,200 | $18,200 | - |
| Commute (public transport) Modelled, 2026-27 | $18,200 | $18,200 | - |
| Home insurance Estimated | $2,350 | $2,650 | -$300 |
| Body corporate (unit) Estimated | $1,500 | $1,500 | - |
| Total (driving) | $23,342 | $23,642 | -$300 |
| Total (public transport) | $23,342 | $23,642 | -$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 | Clybucca | Fishermans Reach | Difference |
|---|---|---|---|
| House | $2,774 | $2,774 | - |
| Unit | $2,329 | $2,329 | - |
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, Clybucca vs Fishermans Reach (2026-27)
What the numbers show
Clybucca and Fishermans Reach differ by $300 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 $0, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $300 per year. Fishermans Reach carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $300 per year, $23,342 from Clybucca versus $23,642 from Fishermans Reach.
Where the difference actually comes from
- Council rates is identical at $1,492 a year.
- Water and sewerage is identical at $1,300 a year.
- Driving commute is identical at $18,200 a year.
- Building insurance favours Clybucca by $300 a year, $2,350 against $2,650.
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 the insurance band.
Fire risk is rated high in Fishermans Reach against medium in Clybucca, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | Clybucca cumulative | Fishermans Reach cumulative | Difference |
|---|---|---|---|
| Year 1 | $23,342 | $23,642 | $300 |
| Year 3 | $72,148 | $73,075 | $927 |
| Year 5 | $123,926 | $125,519 | $1,593 |
| Year 10 | $267,590 | $271,029 | $3,439 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Clybucca or Fishermans Reach cheaper to live in?
Neither is named cheaper. Clybucca runs $23,342 a year by car and Fishermans Reach $23,642, but most of the $300 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $0. 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?
Clybucca carries a flat regional driving allowance of $18,200, about 20,000 km of household driving a year, because it is more than 100 km from Sydney CBD. Fishermans Reach carries a flat regional driving allowance of $18,200, about 20,000 km of household driving a year, because it is more than 100 km from Sydney CBD. No daily public transport commute is assumed from either suburb, so both are costed by car.
What is the 10-year cost difference between Clybucca and Fishermans Reach?
At 3% annual cost growth, Clybucca costs a cumulative $267,590 and Fishermans Reach costs $271,029 over 10 years by car. The cumulative difference is $3,439 in favour of Clybucca. Excludes purchase price, mortgage, and personal expenses.
Which of Clybucca and Fishermans Reach suits you better?
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Sources: Kempsey rates (OLG and Kempsey 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.