Lapstone vs Mulgoa: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 88c/km, Opal & Translink fares, AER electricity benchmarks
Lapstone (Blue Mountains rates (OLG) and Mulgoa (Penrith rates (OLG) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (54 km and 51.3 km).
Mulgoa runs $664 a year cheaper than Lapstone, driven mostly by council rates. Over 10 years at 3% growth that gap compounds to about $7,612.
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 →Lapstone
Mulgoa
Annual cost breakdown
| Category | Lapstone | Mulgoa | Difference |
|---|---|---|---|
| Council rates | $2,157 | $1,604 | +$553 |
| Water & sewerage | $1,548 | $1,548 | - |
| Commute (driving) | $5,930 | $6,219 | -$289 |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $2,550 | $2,150 | +$400 |
| Body corporate (unit) | $2,100 | $2,100 | - |
| Total (driving) | $12,185 | $11,521 | +$664 |
| Total (public transport) | $8,655 | $7,702 | +$953 |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Lapstone | Mulgoa | Difference |
|---|---|---|---|
| House | $2,420 | $2,420 | - |
| Unit | $1,920 | $1,920 | - |
Estimated from AER residential benchmarks for each suburb's climate zone at 2025 rates (QLD 30c/kWh, NSW 33c/kWh incl. supply charge; unit ≈ 75% of a house). Get the free report for a breakdown by your exact number of occupants.
Cost breakdown chart
Annual cost breakdown — Lapstone vs Mulgoa (2026-27)
What the numbers show
Mulgoa costs $664 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $7,612 in favour of Mulgoa.
The biggest single gap is council rates at $553 per year.
On public transport the gap is $953 per year, $8,655 from Lapstone versus $7,702 from Mulgoa.
10-year cumulative cost projection
| Year | Lapstone cumulative | Mulgoa cumulative | Difference |
|---|---|---|---|
| Year 1 | $12,185 | $11,521 | $664 |
| Year 3 | $37,663 | $35,610 | $2,053 |
| Year 5 | $64,692 | $61,167 | $3,525 |
| Year 10 | $139,687 | $132,075 | $7,612 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Lapstone or Mulgoa cheaper to live in?
Mulgoa is cheaper to run by car at $11,521 per year versus $12,185 for Lapstone, a difference of $664 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Lapstone and Mulgoa?
Annual council rates for a house are $2,157 in Lapstone (Blue Mountains rates (OLG) and $1,604 in Mulgoa (Penrith rates (OLG). Water and sewerage adds $1,548 in Lapstone and $1,548 in Mulgoa. 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 Lapstone and Mulgoa?
Annual driving commute costs are $5,930 from Lapstone and $6,219 from Mulgoa to Sydney CBD (ATO 88c/km). Public transport costs $2,400 from Lapstone and $2,400 from Mulgoa.
What is the 10-year cost difference between Lapstone and Mulgoa?
At 3% annual cost growth, Lapstone costs a cumulative $139,687 and Mulgoa costs $132,075 over 10 years by car. The cumulative difference is $7,612 in favour of Mulgoa. Excludes purchase price, mortgage, and personal expenses.
Which of Lapstone and Mulgoa 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: Blue Mountains rates (OLG and Penrith rates (OLG rate data, water utility pricing (QLD: Queensland Urban Utilities / Unitywater; NSW: Sydney Water / Hunter Water), ATO 88c/km, and SuburbCost AI insurance estimates. Data updated July 2026.