Cooya Beach vs Mossman: true annual running costs compared (2026)
Last updated July 2026 · council rates 2026-27 (QLD), ATO 88c/km, Translink fares, AER electricity benchmarks
Cooya Beach and Mossman are both Cairns Regional Council suburbs, sitting 66 km and 67.5 km from Brisbane CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Mossman runs $739 a year cheaper than Cooya Beach, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $8,472.
Over 10 years, Mossman costs about $8,500 less to run than Cooya Beach — the same as paying $8,500 less for the home. It's the cost no listing shows you.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict →Cooya Beach
Mossman
Annual cost breakdown
| Category | Cooya Beach | Mossman | Difference |
|---|---|---|---|
| Council rates | $1,165 | $1,165 | - |
| Water & sewerage | $1,765 | $1,765 | - |
| Commute (driving) | $3,903 | $3,564 | +$339 |
| Commute (public transport) | $192 | $192 | - |
| Home insurance | $7,200 | $6,800 | +$400 |
| Body corporate (unit) | $1,600 | $1,800 | -$200 |
| Total (driving) | $14,033 | $13,294 | +$739 |
| Total (public transport) | $10,322 | $9,922 | +$400 |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: minimum residential general rate (QLD).
| Dwelling | Cooya Beach | Mossman | Difference |
|---|---|---|---|
| House | $2,218 | $2,218 | - |
| Unit | $1,773 | $1,773 | - |
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 — Cooya Beach vs Mossman (2026-27)
What the numbers show
Mossman costs $739 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $8,472 in favour of Mossman.
The biggest single gap is home insurance at $400 per year.
On public transport the gap is $400 per year, $10,322 from Cooya Beach versus $9,922 from Mossman.
10-year cumulative cost projection
| Year | Cooya Beach cumulative | Mossman cumulative | Difference |
|---|---|---|---|
| Year 1 | $14,033 | $13,294 | $739 |
| Year 3 | $43,375 | $41,090 | $2,285 |
| Year 5 | $74,503 | $70,580 | $3,923 |
| Year 10 | $160,873 | $152,401 | $8,472 |
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 $13,294 per year versus $14,033 for Cooya Beach, a difference of $739 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Cooya Beach and Mossman?
Annual council rates for a house are $1,165 in Cooya Beach (Cairns Regional Council) and $1,165 in Mossman (Cairns Regional 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 $3,903 from Cooya Beach and $3,564 from Mossman to Brisbane CBD (ATO 88c/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 $160,873 and Mossman costs $152,401 over 10 years by car. The cumulative difference is $8,472 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.
Related comparisons
Sources: Cairns Regional Council and Cairns Regional Council 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.