McMahons Point vs Milsons Point, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
McMahons Point and Milsons Point are both North Sydney Council rates (IPART approved SRV, 23.3% in suburbs, sitting 2.7 km and 2.3 km from Sydney CBD respectively, and are commonly compared by buyers weighing up running costs within the same council area.
McMahons Point runs $369 a year cheaper than Milsons Point, driven mostly by home insurance. Over 10 years at 3% growth that gap compounds to about $4,230.
Over 10 years the gap between these two is about $4,200, about $8 a week, and most of it is the AI-estimated insurance line.
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Milsons Point
Annual cost breakdown
| Category | McMahons Point | Milsons Point | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,327 | $1,327 | - |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $912 | $781 | +$131 |
| Commute (public transport) Modelled, 2026-27 | $1,920 | $1,920 | - |
| Home insurance Estimated | $1,850 | $2,350 | -$500 |
| Body corporate (unit) Estimated | $3,500 | $3,500 | - |
| Total (driving) | $5,637 | $6,006 | -$369 |
| Total (public transport) | $6,645 | $7,145 | -$500 |
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 | McMahons Point | Milsons Point | Difference |
|---|---|---|---|
| House | $2,342 | $2,342 | - |
| Unit | $1,909 | $1,909 | - |
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, McMahons Point vs Milsons Point (2026-27)
What the numbers show
McMahons Point and Milsons Point differ by $369 a year by car, but $500 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 $131, so neither suburb is named cheaper here.
The biggest single gap is home insurance at $500 per year. Milsons Point carries high flood risk, which pushes estimated premiums higher.
On public transport the gap is $500 per year, $6,645 from McMahons Point versus $7,145 from Milsons Point.
Where the difference actually comes from
- Council rates is identical at $1,327 a year.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours Milsons Point by $131 a year, $781 against $912.
- Building insurance favours McMahons Point by $500 a year, $1,850 against $2,350.
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 high in Milsons Point against medium in McMahons Point, which feeds the insurance estimate. The catchment state school scores 9.6 in McMahons Point against 8.4 in Milsons Point, on ACARA's ICSEA percentile scaled to ten.
10-year cumulative cost projection
| Year | McMahons Point cumulative | Milsons Point cumulative | Difference |
|---|---|---|---|
| Year 1 | $5,637 | $6,006 | $369 |
| Year 3 | $17,423 | $18,564 | $1,141 |
| Year 5 | $29,928 | $31,887 | $1,959 |
| Year 10 | $64,622 | $68,852 | $4,230 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is McMahons Point or Milsons Point cheaper to live in?
Neither is named cheaper. McMahons Point runs $5,637 a year by car and Milsons Point $6,006, but most of the $369 difference is the building insurance estimate rather than a published figure. On council rates, water and the commute, which are sourced, the gap is $131. Source: SuburbCost 2026 data.
What are council rates in McMahons Point and Milsons Point?
Annual council rates for a house are $1,327 in McMahons Point (North Sydney Council rates (IPART approved SRV, 23.3% in) and $1,327 in Milsons Point (North Sydney Council rates (IPART approved SRV, 23.3% in). Water and sewerage adds $1,548 in McMahons Point and $1,548 in Milsons Point. 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 McMahons Point and Milsons Point?
Annual driving commute costs are $912 from McMahons Point and $781 from Milsons Point to Sydney CBD (ATO 91c/km). Public transport costs $1,920 from McMahons Point and $1,920 from Milsons Point.
What is the 10-year cost difference between McMahons Point and Milsons Point?
At 3% annual cost growth, McMahons Point costs a cumulative $64,622 and Milsons Point costs $68,852 over 10 years by car. The cumulative difference is $4,230 in favour of McMahons Point. Excludes purchase price, mortgage, and personal expenses.
Which of McMahons Point and Milsons Point suits you better?
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Sources: North Sydney Council rates (IPART approved SRV, 23.3% in and North Sydney Council rates (IPART approved SRV, 23.3% in 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.