Lapstone vs Mulgoa, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/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 $504 a year cheaper than Lapstone, driven mostly by council rates. Over 10 years at 3% growth that gap compounds to about $5,778.
Over 10 years, Mulgoa costs about $5,800 less to run than Lapstone. That's about $11 a week.
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Mulgoa
Annual cost breakdown
| Category | Lapstone | Mulgoa | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $2,157 | $1,604 | +$553 |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $6,132 | $6,431 | -$299 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $1,950 | $1,700 | +$250 |
| Body corporate (unit) Estimated | $2,100 | $2,100 | - |
| Total (driving) | $11,787 | $11,283 | +$504 |
| Total (public transport) | $8,055 | $7,252 | +$803 |
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 | Lapstone | Mulgoa | Difference |
|---|---|---|---|
| House | $2,720 | $2,720 | - |
| Unit | $2,209 | $2,209 | - |
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, Lapstone vs Mulgoa (2026-27)
What the numbers show
Mulgoa costs $504 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $5,778 in favour of Mulgoa.
The biggest single gap is council rates at $553 per year.
On public transport the gap is $803 per year, $8,055 from Lapstone versus $7,252 from Mulgoa.
Where the difference actually comes from
- Council rates favours Mulgoa by $553 a year, $1,604 against $2,157.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Lapstone by $299 a year, $6,132 against $6,431.
- Building insurance favours Mulgoa by $250 a year, $1,700 against $1,950.
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 high in Lapstone against medium in Mulgoa, which feeds the insurance estimate. The catchment state school scores 8.8 in Lapstone against 7.3 in Mulgoa, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | Lapstone cumulative | Mulgoa cumulative | Difference |
|---|---|---|---|
| Year 1 | $11,787 | $11,283 | $504 |
| Year 3 | $36,432 | $34,875 | $1,557 |
| Year 5 | $62,579 | $59,903 | $2,676 |
| Year 10 | $135,125 | $129,347 | $5,778 |
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 $11,283 per year versus $11,787 for Lapstone, a difference of $504 annually. Figures cover council rates, water, commute (ATO 91c/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 $6,132 from Lapstone and $6,431 from Mulgoa to Sydney CBD (ATO 91c/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 $135,125 and Mulgoa costs $129,347 over 10 years by car. The cumulative difference is $5,778 in favour of Mulgoa. Excludes purchase price, mortgage, and personal expenses.
Which of Lapstone and Mulgoa suits you better?
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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 91c/km, and SuburbCost insurance estimates from ACCC premium rates. Data updated July 2026.