Cooya Beach vs Mossman: true annual running costs compared (2026)
Last updated July 2026 · council rates 2026-27 (QLD), ATO 91c/km, Translink fares, AER electricity benchmarks
Cooya Beach and Mossman are both Douglas Shire Council suburbs, sitting 66 km and 67.5 km from Cairns CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Mossman runs $750 a year cheaper than Cooya Beach, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $8,598.
Over 10 years, Mossman costs about $8,600 less to run than Cooya Beach — the same as paying $8,600 less for the home. It's the cost no listing shows you.
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Mossman
Annual cost breakdown
| Category | Cooya Beach | Mossman | Difference |
|---|---|---|---|
| Council rates | $1,400 | $1,400 | - |
| Water & sewerage | $1,765 | $1,765 | - |
| Commute (driving) | $4,036 | $3,686 | +$350 |
| Commute (public transport) | $192 | $192 | - |
| Home insurance | $7,200 | $6,800 | +$400 |
| Body corporate (unit) | $1,600 | $1,800 | -$200 |
| Total (driving) | $14,401 | $13,651 | +$750 |
| Total (public transport) | $10,557 | $10,157 | +$400 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: minimum residential general rate (QLD).
| Dwelling | Cooya Beach | Mossman | Difference |
|---|---|---|---|
| House | $2,373 | $2,373 | - |
| Unit | $1,945 | $1,945 | - |
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 — Cooya Beach vs Mossman (2026-27)
What the numbers show
Mossman costs $750 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $8,598 in favour of Mossman.
The biggest single gap is home insurance at $400 per year.
On public transport the gap is $400 per year, $10,557 from Cooya Beach versus $10,157 from Mossman.
Where the difference actually comes from
- Council rates is identical at $1,400 a year.
- Water and sewerage is identical at $1,765 a year.
- Driving commute favours Mossman by $350 a year, $3,686 against $4,036.
- Building insurance favours Mossman by $400 a year, $6,800 against $7,200.
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.
10-year cumulative cost projection
| Year | Cooya Beach cumulative | Mossman cumulative | Difference |
|---|---|---|---|
| Year 1 | $14,401 | $13,651 | $750 |
| Year 3 | $44,512 | $42,194 | $2,318 |
| Year 5 | $76,457 | $72,475 | $3,982 |
| Year 10 | $165,091 | $156,493 | $8,598 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Cooya Beach or Mossman cheaper to live in?
Mossman is cheaper to run by car at $13,651 per year versus $14,401 for Cooya Beach, a difference of $750 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Cooya Beach and Mossman?
Annual council rates for a house are $1,400 in Cooya Beach (Douglas Shire Council) and $1,400 in Mossman (Douglas Shire Council). Water and sewerage adds $1,765 in Cooya Beach and $1,765 in Mossman. Both figures are the minimum residential general rate; properties on higher land value pay more.
How does the commute cost compare between Cooya Beach and Mossman?
Annual driving commute costs are $4,036 from Cooya Beach and $3,686 from Mossman to Cairns CBD (ATO 91c/km). Public transport costs $192 from Cooya Beach and $192 from Mossman.
What is the 10-year cost difference between Cooya Beach and Mossman?
At 3% annual cost growth, Cooya Beach costs a cumulative $165,091 and Mossman costs $156,493 over 10 years by car. The cumulative difference is $8,598 in favour of Mossman. Excludes purchase price, mortgage, and personal expenses.
Which of Cooya Beach and Mossman 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: Douglas Shire Council and Douglas Shire Council 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.