Greenhills Beach vs Kurnell, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Greenhills Beach and Kurnell are both Sutherland rates (OLG suburbs, sitting 19.4 km and 17.8 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
The two sit within $149 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 the gap between these two is about $1,700, about $3 a week, and most of it is the AI-estimated insurance line.
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Kurnell
Annual cost breakdown
| Category | Greenhills Beach | Kurnell | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,617 | $1,617 | - |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $5,135 | $4,836 | +$299 |
| Commute (public transport) Modelled, 2026-27 | $2,386 | $2,386 | - |
| Home insurance Estimated | $1,850 | $2,000 | -$150 |
| Body corporate (unit) Estimated | $2,300 | $2,300 | - |
| Total (driving) | $10,150 | $10,001 | +$149 |
| Total (public transport) | $7,401 | $7,551 | -$150 |
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 | Greenhills Beach | Kurnell | 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, Greenhills Beach vs Kurnell (2026-27)
What the numbers show
Greenhills Beach and Kurnell differ by $149 a year by car, but $150 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 $299, so neither suburb is named cheaper here.
The biggest single gap is commute costs at $299 per year. Greenhills Beach is 19.4 km from Sydney CBD, which drives higher annual driving costs at the ATO rate of 91c/km.
On public transport the two suburbs cost almost the same, $7,401 and $7,551 a year, so the $149 driving gap nearly closes if you commute by public transport.
Where the difference actually comes from
- Council rates is identical at $1,617 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Kurnell by $299 a year, $4,836 against $5,135.
- Building insurance favours Greenhills Beach by $150 a year, $1,850 against $2,000.
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 medium in Kurnell against low in Greenhills Beach, which feeds the insurance estimate. The catchment state school scores 8.2 in Greenhills Beach against 6.8 in Kurnell, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | Greenhills Beach cumulative | Kurnell cumulative | Difference |
|---|---|---|---|
| Year 1 | $10,150 | $10,001 | $149 |
| Year 3 | $31,373 | $30,912 | $461 |
| Year 5 | $53,888 | $53,097 | $791 |
| Year 10 | $116,358 | $114,650 | $1,708 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Greenhills Beach or Kurnell cheaper to live in?
Neither is named cheaper. Greenhills Beach runs $10,150 a year by car and Kurnell $10,001, but most of the $149 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $299. Source: SuburbCost 2026 data.
What are council rates in Greenhills Beach and Kurnell?
Annual council rates for a house are $1,617 in Greenhills Beach (Sutherland rates (OLG) and $1,617 in Kurnell (Sutherland rates (OLG). Water and sewerage adds $1,548 in Greenhills Beach and $1,548 in Kurnell. 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 Greenhills Beach and Kurnell?
Annual driving commute costs are $5,135 from Greenhills Beach and $4,836 from Kurnell to Sydney CBD (ATO 91c/km). Public transport costs $2,386 from Greenhills Beach and $2,386 from Kurnell.
What is the 10-year cost difference between Greenhills Beach and Kurnell?
At 3% annual cost growth, Greenhills Beach costs a cumulative $116,358 and Kurnell costs $114,650 over 10 years by car. The cumulative difference is $1,708 in favour of Kurnell. Excludes purchase price, mortgage, and personal expenses.
Which of Greenhills Beach and Kurnell suits you better?
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Sources: Sutherland rates (OLG and Sutherland 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.