Killarney Heights vs Middle Cove: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Killarney Heights (Northern Beaches rates (OLG) and Middle Cove (Willoughby rates (OLG) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (10.3 km and 8.6 km).
Middle Cove runs $828 a year cheaper than Killarney Heights, driven mostly by the commute. Over 10 years at 3% growth that gap compounds to about $9,492.
Over 10 years, Middle Cove costs about $9,500 less to run than Killarney Heights — the same as paying $9,500 less for the home. It's the cost no listing shows you.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict →Killarney Heights
Middle Cove
Annual cost breakdown
| Category | Killarney Heights | Middle Cove | Difference |
|---|---|---|---|
| Council rates | $1,766 | $1,341 | +$425 |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $3,135 | $2,682 | +$453 |
| Commute (public transport) | $2,386 | $1,920 | +$466 |
| Home insurance | $2,550 | $2,600 | -$50 |
| Body corporate (unit) | $2,600 | $2,600 | - |
| Total (driving) | $8,999 | $8,171 | +$828 |
| Total (public transport) | $8,250 | $7,409 | +$841 |
Green = cheaper. Commute: ATO 91c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Killarney Heights | Middle Cove | 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 — Killarney Heights vs Middle Cove (2026-27)
What the numbers show
Middle Cove costs $828 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $9,492 in favour of Middle Cove.
The biggest single gap is commute costs at $453 per year. Killarney Heights is 10.3 km from Sydney CBD, which drives higher annual driving costs at the ATO rate of 91c/km.
On public transport the gap is $841 per year, $8,250 from Killarney Heights versus $7,409 from Middle Cove.
Where the difference actually comes from
- Council rates favours Middle Cove by $425 a year, $1,341 against $1,766.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Middle Cove by $453 a year, $2,682 against $3,135.
- Building insurance favours Killarney Heights by $50 a year, $2,550 against $2,600.
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.
Flood risk is rated medium in Middle Cove against low in Killarney Heights, which feeds the insurance estimate. Fire risk is rated high in Killarney Heights against medium in Middle Cove, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | Killarney Heights cumulative | Middle Cove cumulative | Difference |
|---|---|---|---|
| Year 1 | $8,999 | $8,171 | $828 |
| Year 3 | $27,815 | $25,256 | $2,559 |
| Year 5 | $47,777 | $43,381 | $4,396 |
| Year 10 | $103,163 | $93,671 | $9,492 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Killarney Heights or Middle Cove cheaper to live in?
Middle Cove is cheaper to run by car at $8,171 per year versus $8,999 for Killarney Heights, a difference of $828 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Killarney Heights and Middle Cove?
Annual council rates for a house are $1,766 in Killarney Heights (Northern Beaches rates (OLG) and $1,341 in Middle Cove (Willoughby rates (OLG). Water and sewerage adds $1,548 in Killarney Heights and $1,548 in Middle Cove. 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 Killarney Heights and Middle Cove?
Annual driving commute costs are $3,135 from Killarney Heights and $2,682 from Middle Cove to Sydney CBD (ATO 91c/km). Public transport costs $2,386 from Killarney Heights and $1,920 from Middle Cove.
What is the 10-year cost difference between Killarney Heights and Middle Cove?
At 3% annual cost growth, Killarney Heights costs a cumulative $103,163 and Middle Cove costs $93,671 over 10 years by car. The cumulative difference is $9,492 in favour of Middle Cove. Excludes purchase price, mortgage, and personal expenses.
Which of Killarney Heights and Middle Cove 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: Northern Beaches rates (OLG and Willoughby 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.