East Hills vs Pleasure Point, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
East Hills (Canterbury-Bankstown rates (OLG) and Pleasure Point (Liverpool rates (OLG) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (22.7 km and 23.6 km).
East Hills runs $532 a year cheaper than Pleasure Point, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $6,099.
Over 10 years the gap between these two is about $6,100, about $12 a week, and most of it is the AI-estimated insurance line.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict → Personalise this comparison with your own commute, home type and loan → Neither quite right? Find the Sydney suburbs that fit your budget →East Hills
Pleasure Point
Annual cost breakdown
| Category | East Hills | Pleasure Point | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,377 | $1,376 | +$1 |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $5,681 | $5,814 | -$133 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $2,050 | $2,450 | -$400 |
| Body corporate (unit) Estimated | $2,300 | $2,300 | - |
| Total (driving) | $10,656 | $11,188 | -$532 |
| Total (public transport) | $7,375 | $7,774 | -$399 |
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 | East Hills | Pleasure Point | Difference |
|---|---|---|---|
| House | $2,342 | $2,720 | -$378 |
| Unit | $1,909 | $2,209 | -$300 |
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, East Hills vs Pleasure Point (2026-27)
What the numbers show
East Hills and Pleasure Point differ by $532 a year by car, but $400 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 $132, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $400 per year. Pleasure Point carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $399 per year, $7,375 from East Hills versus $7,774 from Pleasure Point.
Where the difference actually comes from
- Council rates favours Pleasure Point by $1 a year, $1,376 against $1,377.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours East Hills by $133 a year, $5,681 against $5,814.
- Building insurance favours East Hills by $400 a year, $2,050 against $2,450.
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 medium in Pleasure Point against low in East Hills, which feeds the insurance estimate. The catchment state school scores 7.4 in Pleasure Point against 5.7 in East Hills, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | East Hills cumulative | Pleasure Point cumulative | Difference |
|---|---|---|---|
| Year 1 | $10,656 | $11,188 | $532 |
| Year 3 | $32,937 | $34,581 | $1,644 |
| Year 5 | $56,574 | $59,399 | $2,825 |
| Year 10 | $122,159 | $128,258 | $6,099 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is East Hills or Pleasure Point cheaper to live in?
Neither is named cheaper. East Hills runs $10,656 a year by car and Pleasure Point $11,188, but most of the $532 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $132. Source: SuburbCost 2026 data.
What are council rates in East Hills and Pleasure Point?
Annual council rates for a house are $1,377 in East Hills (Canterbury-Bankstown rates (OLG) and $1,376 in Pleasure Point (Liverpool rates (OLG). Water and sewerage adds $1,548 in East Hills and $1,548 in Pleasure Point. 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 East Hills and Pleasure Point?
Annual driving commute costs are $5,681 from East Hills and $5,814 from Pleasure Point to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from East Hills and $2,400 from Pleasure Point.
What is the 10-year cost difference between East Hills and Pleasure Point?
At 3% annual cost growth, East Hills costs a cumulative $122,159 and Pleasure Point costs $128,258 over 10 years by car. The cumulative difference is $6,099 in favour of East Hills. Excludes purchase price, mortgage, and personal expenses.
Which of East Hills and Pleasure Point suits you better?
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: Canterbury-Bankstown rates (OLG and Liverpool rates (OLG 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.