Mango Hill vs North Lakes: true annual running costs compared (2026)
Last updated July 2026 · council rates 2026-27 (QLD), ATO 88c/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 $961 a year cheaper than Mango Hill, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $11,017.
Over 10 years, North Lakes costs about $11,000 less to run than Mango Hill — the same as paying $11,000 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 →Mango Hill
North Lakes
Annual cost breakdown
| Category | Mango Hill | North Lakes | Difference |
|---|---|---|---|
| Council rates | $1,636 | $1,636 | - |
| Water & sewerage | $2,144 | $2,144 | - |
| Commute (driving) | $5,870 | $6,109 | -$239 |
| Commute (public transport) | $192 | $192 | - |
| Home insurance | $3,200 | $2,000 | +$1,200 |
| Body corporate (unit) | $2,800 | $2,800 | - |
| Total (driving) | $12,850 | $11,889 | +$961 |
| Total (public transport) | $7,172 | $5,972 | +$1,200 |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: minimum residential general rate (QLD).
| Dwelling | Mango Hill | North Lakes | Difference |
|---|---|---|---|
| House | $1,976 | $1,976 | - |
| Unit | $1,591 | $1,591 | - |
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 — Mango Hill vs North Lakes (2026-27)
What the numbers show
North Lakes costs $961 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $11,017 in favour of North Lakes.
The biggest single gap is home insurance at $1,200 per year. Mango Hill carries medium flood risk, which pushes estimated premiums higher.
On public transport the gap is $1,200 per year, $7,172 from Mango Hill versus $5,972 from North Lakes.
10-year cumulative cost projection
| Year | Mango Hill cumulative | North Lakes cumulative | Difference |
|---|---|---|---|
| Year 1 | $12,850 | $11,889 | $961 |
| Year 3 | $39,718 | $36,748 | $2,970 |
| Year 5 | $68,222 | $63,120 | $5,102 |
| Year 10 | $147,311 | $136,294 | $11,017 |
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?
North Lakes is cheaper to run by car at $11,889 per year versus $12,850 for Mango Hill, a difference of $961 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Mango Hill and North Lakes?
Annual council rates for a house are $1,636 in Mango Hill (Moreton Bay Regional Council) and $1,636 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 $5,870 from Mango Hill and $6,109 from North Lakes to Brisbane CBD (ATO 88c/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 $147,311 and North Lakes costs $136,294 over 10 years by car. The cumulative difference is $11,017 in favour of North Lakes. Excludes purchase price, mortgage, and personal expenses.
Which of Mango Hill and North Lakes 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: 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 88c/km, and SuburbCost AI insurance estimates. Data updated July 2026.