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 $906 a year cheaper than North Turramurra, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $10,387.
Over 10 years the gap between these two is about $10,400, about $20 a week, and most of it is the AI-estimated insurance line.
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North Turramurra
Annual cost breakdown
| Category | Duffys Forest | North Turramurra | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,766 | $2,189 | -$423 |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $5,478 | $5,311 | +$167 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $1,550 | $2,200 | -$650 |
| Body corporate (unit) Estimated | $2,300 | $2,300 | - |
| Total (driving) | $10,342 | $11,248 | -$906 |
| Total (public transport) | $7,264 | $8,337 | -$1,073 |
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 | 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 and North Turramurra differ by $906 a year by car, but $650 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 $256, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $650 per year.
On public transport the gap is $1,073 per year, $7,264 from Duffys Forest versus $8,337 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 $650 a year, $1,550 against $2,200.
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 | $10,342 | $11,248 | $906 |
| Year 3 | $31,966 | $34,766 | $2,800 |
| Year 5 | $54,907 | $59,717 | $4,810 |
| Year 10 | $118,559 | $128,946 | $10,387 |
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?
Neither is named cheaper. Duffys Forest runs $10,342 a year by car and North Turramurra $11,248, but most of the $906 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $256. 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 $118,559 and North Turramurra costs $128,946 over 10 years by car. The cumulative difference is $10,387 in favour of Duffys Forest. Excludes purchase price, mortgage, and personal expenses.
Which of Duffys Forest and North Turramurra suits you better?
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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 insurance estimates from ACCC premium rates. Data updated July 2026.