Duffys Forest vs North Turramurra: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Duffys Forest (Northern Beaches rates (OLG) and North Turramurra (Ku-ring-gai Council rates (IPART approved SRV, 29% in) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (21.4 km and 20.4 km).
Duffys Forest runs $656 a year cheaper than North Turramurra, driven mostly by council rates. Over 10 years at 3% growth that gap compounds to about $7,520.
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 →Duffys Forest
North Turramurra
Annual cost breakdown
| Category | Duffys Forest | North Turramurra | Difference |
|---|---|---|---|
| Council rates | $1,766 | $2,189 | -$423 |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $5,478 | $5,311 | +$167 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $2,150 | $2,550 | -$400 |
| Body corporate (unit) | $2,300 | $2,300 | - |
| Total (driving) | $10,942 | $11,598 | -$656 |
| Total (public transport) | $7,864 | $8,687 | -$823 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Duffys Forest | North Turramurra | Difference |
|---|---|---|---|
| House | $2,342 | $2,342 | - |
| Unit | $1,909 | $1,909 | - |
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 — Duffys Forest vs North Turramurra (2026-27)
What the numbers show
Duffys Forest costs $656 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $7,520 in favour of Duffys Forest.
The biggest single gap is council rates at $423 per year.
On public transport the gap is $823 per year, $7,864 from Duffys Forest versus $8,687 from North Turramurra.
Where the difference actually comes from
- Council rates favours Duffys Forest by $423 a year, $1,766 against $2,189.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours North Turramurra by $167 a year, $5,311 against $5,478.
- Building insurance favours Duffys Forest by $400 a year, $2,150 against $2,550.
They sit in different council areas, so the rates line is set by two different councils. For NSW that figure is the average residential rate reported to the Office of Local Government, uplifted by that council's IPART rate peg.
Fire risk is rated high in North Turramurra against medium in Duffys Forest, which feeds the insurance estimate. The catchment state school scores 10 in North Turramurra against 8.5 in Duffys Forest, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | Duffys Forest cumulative | North Turramurra cumulative | Difference |
|---|---|---|---|
| Year 1 | $10,942 | $11,598 | $656 |
| Year 3 | $33,821 | $35,848 | $2,027 |
| Year 5 | $58,093 | $61,575 | $3,482 |
| Year 10 | $125,438 | $132,958 | $7,520 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Duffys Forest or North Turramurra cheaper to live in?
Duffys Forest is cheaper to run by car at $10,942 per year versus $11,598 for North Turramurra, a difference of $656 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Duffys Forest and North Turramurra?
Annual council rates for a house are $1,766 in Duffys Forest (Northern Beaches rates (OLG) and $2,189 in North Turramurra (Ku-ring-gai Council rates (IPART approved SRV, 29% in). Water and sewerage adds $1,548 in Duffys Forest and $1,548 in North Turramurra. 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 Duffys Forest and North Turramurra?
Annual driving commute costs are $5,478 from Duffys Forest and $5,311 from North Turramurra to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Duffys Forest and $2,400 from North Turramurra.
What is the 10-year cost difference between Duffys Forest and North Turramurra?
At 3% annual cost growth, Duffys Forest costs a cumulative $125,438 and North Turramurra costs $132,958 over 10 years by car. The cumulative difference is $7,520 in favour of Duffys Forest. Excludes purchase price, mortgage, and personal expenses.
Which of Duffys Forest and North Turramurra 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: Northern Beaches rates (OLG and Ku-ring-gai Council rates (IPART approved SRV, 29% in 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.