Emerald Beach vs Moonee Beach: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Emerald Beach and Moonee Beach are both Coffs Harbour rates (OLG suburbs, sitting 15.5 km and 12 km from Coffs Harbour CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
Moonee Beach runs $803 a year cheaper than Emerald Beach, driven mostly by the commute. Over 10 years at 3% growth that gap compounds to about $9,206.
Over 10 years, Moonee Beach costs about $9,200 less to run than Emerald Beach — the same as paying $9,200 less for the home. It's the cost no listing shows you.
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Moonee Beach
Annual cost breakdown
| Category | Emerald Beach | Moonee Beach | Difference |
|---|---|---|---|
| Council rates | $1,490 | $1,490 | - |
| Water & sewerage | $1,300 | $1,300 | - |
| Commute (driving) | $4,367 | $3,564 | +$803 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $3,500 | $3,500 | - |
| Body corporate (unit) | $1,500 | $1,500 | - |
| Total (driving) | $10,657 | $9,854 | +$803 |
| Total (public transport) | $8,690 | $8,690 | - |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Emerald Beach | Moonee Beach | Difference |
|---|---|---|---|
| House | $2,774 | $2,774 | - |
| Unit | $2,329 | $2,329 | - |
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 — Emerald Beach vs Moonee Beach (2026-27)
What the numbers show
Moonee Beach costs $803 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $9,206 in favour of Moonee Beach.
The biggest single gap is commute costs at $803 per year. Emerald Beach is 15.5 km from Coffs Harbour CBD, which drives higher annual driving costs at the ATO rate of 91c/km.
On public transport the two suburbs cost almost the same, $8,690 and $8,690 a year, so the $803 driving gap nearly closes if you commute by public transport.
Where the difference actually comes from
- Council rates is identical at $1,490 a year.
- Water and sewerage is identical at $1,300 a year.
- Driving commute favours Moonee Beach by $803 a year, $3,564 against $4,367.
- Building insurance is identical at $3,500 a year.
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.
10-year cumulative cost projection
| Year | Emerald Beach cumulative | Moonee Beach cumulative | Difference |
|---|---|---|---|
| Year 1 | $10,657 | $9,854 | $803 |
| Year 3 | $32,940 | $30,458 | $2,482 |
| Year 5 | $56,579 | $52,316 | $4,263 |
| Year 10 | $122,171 | $112,965 | $9,206 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Emerald Beach or Moonee Beach cheaper to live in?
Moonee Beach is cheaper to run by car at $9,854 per year versus $10,657 for Emerald Beach, a difference of $803 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Emerald Beach and Moonee Beach?
Annual council rates for a house are $1,490 in Emerald Beach (Coffs Harbour rates (OLG) and $1,490 in Moonee Beach (Coffs Harbour rates (OLG). Water and sewerage adds $1,300 in Emerald Beach and $1,300 in Moonee Beach. 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 Emerald Beach and Moonee Beach?
Annual driving commute costs are $4,367 from Emerald Beach and $3,564 from Moonee Beach to Coffs Harbour CBD (ATO 91c/km). Public transport costs $2,400 from Emerald Beach and $2,400 from Moonee Beach.
What is the 10-year cost difference between Emerald Beach and Moonee Beach?
At 3% annual cost growth, Emerald Beach costs a cumulative $122,171 and Moonee Beach costs $112,965 over 10 years by car. The cumulative difference is $9,206 in favour of Moonee Beach. Excludes purchase price, mortgage, and personal expenses.
Which of Emerald Beach and Moonee Beach 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.
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Sources: Coffs Harbour rates (OLG and Coffs Harbour 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.