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 $400 a year cheaper than Fishermans Reach, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $4,585.
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) | $18,200 | $18,200 | - |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $3,100 | $3,500 | -$400 |
| Body corporate (unit) | $1,500 | $1,500 | - |
| Total (driving) | $24,092 | $24,492 | -$400 |
| Total (public transport) | $8,292 | $8,692 | -$400 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Clybucca | Fishermans Reach | Difference |
|---|---|---|---|
| House | $2,774 | $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 costs $400 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $4,585 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.
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 $400 a year, $3,100 against $3,500.
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 | $24,092 | $24,492 | $400 |
| Year 3 | $74,466 | $75,702 | $1,236 |
| Year 5 | $127,908 | $130,031 | $2,123 |
| Year 10 | $276,188 | $280,773 | $4,585 |
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 $24,092 per year versus $24,492 for Fishermans Reach, a difference of $400 annually. Figures cover council rates, water, commute (ATO 91c/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?
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. 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 $276,188 and Fishermans Reach costs $280,773 over 10 years by car. The cumulative difference is $4,585 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.
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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 AI insurance estimates. Data updated July 2026.