Mango Hill vs North Lakes, true annual running costs compared 2026
Last updated July 2026 · council rates 2026-27 (QLD), ATO 91c/km, Translink fares, AER electricity benchmarks
Mango Hill and North Lakes are both Moreton Bay Regional Council suburbs, sitting 25.5 km and 27.6 km from Brisbane CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
North Lakes runs $603 a year cheaper than Mango Hill, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $6,912.
Over 10 years the gap between these two is about $6,900, about $13 a week, and most of it is the AI-estimated insurance line.
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North Lakes
Annual cost breakdown
| Category | Mango Hill | North Lakes | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,309 | $1,309 | - |
| Water & sewerage Official, 2026-27 | $2,144 | $2,144 | - |
| Commute (driving) Modelled, 2026-27 | $6,070 | $6,317 | -$247 |
| Commute (public transport) Modelled, 2026-27 | $192 | $192 | - |
| Home insurance Estimated | $2,300 | $1,450 | +$850 |
| Body corporate (unit) Estimated | $2,800 | $2,800 | - |
| Total (driving) | $11,823 | $11,220 | +$603 |
| Total (public transport) | $5,945 | $5,095 | +$850 |
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: minimum residential general rate (QLD).
| Dwelling | Mango Hill | North Lakes | Difference |
|---|---|---|---|
| House | $2,135 | $2,135 | - |
| Unit | $1,776 | $1,776 | - |
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, Mango Hill vs North Lakes (2026-27)
What the numbers show
Mango Hill and North Lakes differ by $603 a year by car, but $850 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 $247, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $850 per year. Mango Hill carries medium flood risk, which pushes estimated premiums higher.
On public transport the gap is $850 per year, $5,945 from Mango Hill versus $5,095 from North Lakes.
Where the difference actually comes from
- Council rates is identical at $1,309 a year.
- Water and sewerage is identical at $2,144 a year.
- Driving commute favours Mango Hill by $247 a year, $6,070 against $6,317.
- Building insurance favours North Lakes by $850 a year, $1,450 against $2,300.
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.
Flood risk is rated medium in Mango Hill against low in North Lakes, which feeds the insurance estimate. Fire risk is rated high in Mango Hill against medium in North Lakes, which feeds the insurance estimate. The catchment state school scores 7.6 in Mango Hill against 6.3 in North Lakes, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | Mango Hill cumulative | North Lakes cumulative | Difference |
|---|---|---|---|
| Year 1 | $11,823 | $11,220 | $603 |
| Year 3 | $36,544 | $34,680 | $1,864 |
| Year 5 | $62,770 | $59,569 | $3,201 |
| Year 10 | $135,537 | $128,625 | $6,912 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Mango Hill or North Lakes cheaper to live in?
Neither is named cheaper. Mango Hill runs $11,823 a year by car and North Lakes $11,220, but most of the $603 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $247. Source: SuburbCost 2026 data.
What are council rates in Mango Hill and North Lakes?
Annual council rates for a house are $1,309 in Mango Hill (Moreton Bay Regional Council) and $1,309 in North Lakes (Moreton Bay Regional Council). Water and sewerage adds $2,144 in Mango Hill and $2,144 in North Lakes. Both figures are the minimum residential general rate; properties on higher land value pay more.
How does the commute cost compare between Mango Hill and North Lakes?
Annual driving commute costs are $6,070 from Mango Hill and $6,317 from North Lakes to Brisbane CBD (ATO 91c/km). Public transport costs $192 from Mango Hill and $192 from North Lakes.
What is the 10-year cost difference between Mango Hill and North Lakes?
At 3% annual cost growth, Mango Hill costs a cumulative $135,537 and North Lakes costs $128,625 over 10 years by car. The cumulative difference is $6,912 in favour of North Lakes. Excludes purchase price, mortgage, and personal expenses.
Which of Mango Hill and North Lakes suits you better?
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Sources: Moreton Bay Regional Council and Moreton Bay Regional Council 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.