Duffys Forest vs Terrey Hills: 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 and Terrey Hills are both Northern Beaches rates (OLG suburbs, sitting 21.4 km and 20.6 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
The two sit within $267 a year of each other to run, so running cost is a minor factor here. The decision comes down to schools, risk and lifestyle, all in the free report.
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
Terrey Hills
Annual cost breakdown
| Category | Duffys Forest | Terrey Hills | Difference |
|---|---|---|---|
| Council rates | $1,766 | $1,766 | - |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $5,478 | $5,345 | +$133 |
| 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 | $11,209 | -$267 |
| Total (public transport) | $7,864 | $8,264 | -$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 | Duffys Forest | Terrey Hills | 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 Terrey Hills (2026-27)
What the numbers show
Duffys Forest and Terrey Hills cost within $267 of each other annually by car. Over ten years with 3% annual growth the gap reaches roughly $3,061, making running cost a minor factor in the decision.
The biggest single gap is home insurance at $400 per year.
On public transport the gap is $400 per year, $7,864 from Duffys Forest versus $8,264 from Terrey Hills.
Where the difference actually comes from
- Council rates is identical at $1,766 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Terrey Hills by $133 a year, $5,345 against $5,478.
- Building insurance favours Duffys Forest by $400 a year, $2,150 against $2,550.
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.
Fire risk is rated high in Terrey Hills against medium in Duffys Forest, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | Duffys Forest cumulative | Terrey Hills cumulative | Difference |
|---|---|---|---|
| Year 1 | $10,942 | $11,209 | $267 |
| Year 3 | $33,821 | $34,646 | $825 |
| Year 5 | $58,093 | $59,510 | $1,417 |
| Year 10 | $125,438 | $128,499 | $3,061 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Duffys Forest or Terrey Hills cheaper to live in?
Duffys Forest is cheaper to run by car at $10,942 per year versus $11,209 for Terrey Hills, a difference of $267 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 Terrey Hills?
Annual council rates for a house are $1,766 in Duffys Forest (Northern Beaches rates (OLG) and $1,766 in Terrey Hills (Northern Beaches rates (OLG). Water and sewerage adds $1,548 in Duffys Forest and $1,548 in Terrey Hills. 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 Terrey Hills?
Annual driving commute costs are $5,478 from Duffys Forest and $5,345 from Terrey Hills to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Duffys Forest and $2,400 from Terrey Hills.
What is the 10-year cost difference between Duffys Forest and Terrey Hills?
At 3% annual cost growth, Duffys Forest costs a cumulative $125,438 and Terrey Hills costs $128,499 over 10 years by car. The cumulative difference is $3,061 in favour of Duffys Forest. Excludes purchase price, mortgage, and personal expenses.
Which of Duffys Forest and Terrey Hills 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 Northern Beaches 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.