Mays Hill vs Westmead, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
Mays Hill (Cumberland rates (OLG) and Westmead (Parramatta rates (OLG) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (21 km and 21.9 km).
Mays Hill runs $569 a year cheaper than Westmead, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $6,523.
Over 10 years the gap between these two is about $6,500, about $13 a week, and most of it is the AI-estimated insurance line.
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Westmead
Annual cost breakdown
| Category | Mays Hill | Westmead | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,083 | $1,156 | -$73 |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $5,412 | $5,558 | -$146 |
| Commute (public transport) Modelled, 2026-27 | $2,400 | $2,400 | - |
| Home insurance Estimated | $1,500 | $1,850 | -$350 |
| Body corporate (unit) Estimated | $2,300 | $2,300 | - |
| Total (driving) | $9,543 | $10,112 | -$569 |
| Total (public transport) | $6,531 | $6,954 | -$423 |
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 | Mays Hill | Westmead | 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, Mays Hill vs Westmead (2026-27)
What the numbers show
Mays Hill and Westmead differ by $569 a year by car, but $350 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 $219, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $350 per year. Westmead carries medium flood risk, which pushes estimated premiums higher.
On public transport the gap is $423 per year, $6,531 from Mays Hill versus $6,954 from Westmead.
Where the difference actually comes from
- Council rates favours Mays Hill by $73 a year, $1,083 against $1,156.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Mays Hill by $146 a year, $5,412 against $5,558.
- Building insurance favours Mays Hill by $350 a year, $1,500 against $1,850.
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 Westmead against low in Mays Hill, which feeds the insurance estimate. The catchment state school scores 8.9 in Westmead against 6.7 in Mays Hill, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | Mays Hill cumulative | Westmead cumulative | Difference |
|---|---|---|---|
| Year 1 | $9,543 | $10,112 | $569 |
| Year 3 | $29,496 | $31,255 | $1,759 |
| Year 5 | $50,665 | $53,686 | $3,021 |
| Year 10 | $109,400 | $115,923 | $6,523 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Mays Hill or Westmead cheaper to live in?
Neither is named cheaper. Mays Hill runs $9,543 a year by car and Westmead $10,112, but most of the $569 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $219. Source: SuburbCost 2026 data.
What are council rates in Mays Hill and Westmead?
Annual council rates for a house are $1,083 in Mays Hill (Cumberland rates (OLG) and $1,156 in Westmead (Parramatta rates (OLG). Water and sewerage adds $1,548 in Mays Hill and $1,548 in Westmead. 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 Mays Hill and Westmead?
Annual driving commute costs are $5,412 from Mays Hill and $5,558 from Westmead to Sydney CBD (ATO 91c/km). Public transport costs $2,400 from Mays Hill and $2,400 from Westmead.
What is the 10-year cost difference between Mays Hill and Westmead?
At 3% annual cost growth, Mays Hill costs a cumulative $109,400 and Westmead costs $115,923 over 10 years by car. The cumulative difference is $6,523 in favour of Mays Hill. Excludes purchase price, mortgage, and personal expenses.
Which of Mays Hill and Westmead suits you better?
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Sources: Cumberland rates (OLG and Parramatta 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.