Millers Forest vs Raymond Terrace: true annual running costs compared (2026)
Last updated July 2026 · council rates current NSW schedules, ATO 88c/km, Opal & Translink fares, AER electricity benchmarks
Millers Forest (Maitland rates (OLG) and Raymond Terrace (Port Stephens rates (OLG) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (131.6 km and 132.6 km).
Raymond Terrace runs $555 a year cheaper than Millers Forest, driven mostly by council rates. Over 10 years at 3% growth that gap compounds to about $6,363.
Over 10 years these two cost about the same to run. The difference here isn't money — it's location, schools and lifestyle.
Get the free report: 10-year costs, flood & fire risk, crime, schools and overall verdict →Millers Forest
Raymond Terrace
Annual cost breakdown
| Category | Millers Forest | Raymond Terrace | Difference |
|---|---|---|---|
| Council rates | $1,970 | $1,415 | +$555 |
| Water & sewerage | $1,377 | $1,377 | - |
| Commute (driving) | $17,600 | $17,600 | - |
| Commute (public transport) | $2,400 | $2,400 | - |
| Home insurance | $3,100 | $3,100 | - |
| Body corporate (unit) | $1,800 | $1,800 | - |
| Total (driving) | $24,047 | $23,492 | +$555 |
| Total (public transport) | $8,847 | $8,292 | +$555 |
Green = cheaper. Commute: ATO 88c/km, 220 working days. Insurance AI-estimated; actual premiums vary. Council rates: average residential rate (NSW, IPART-uplifted).
| Dwelling | Millers Forest | Raymond Terrace | Difference |
|---|---|---|---|
| House | $2,148 | $2,148 | - |
| Unit | $1,716 | $1,716 | - |
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 — Millers Forest vs Raymond Terrace (2026-27)
What the numbers show
Raymond Terrace costs $555 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $6,363 in favour of Raymond Terrace.
The biggest single gap is council rates at $555 per year.
On public transport the gap is $555 per year, $8,847 from Millers Forest versus $8,292 from Raymond Terrace.
10-year cumulative cost projection
| Year | Millers Forest cumulative | Raymond Terrace cumulative | Difference |
|---|---|---|---|
| Year 1 | $24,047 | $23,492 | $555 |
| Year 3 | $74,327 | $72,611 | $1,716 |
| Year 5 | $127,669 | $124,722 | $2,947 |
| Year 10 | $275,672 | $269,309 | $6,363 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is Millers Forest or Raymond Terrace cheaper to live in?
Raymond Terrace is cheaper to run by car at $23,492 per year versus $24,047 for Millers Forest, a difference of $555 annually. Figures cover council rates, water, commute (ATO 88c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in Millers Forest and Raymond Terrace?
Annual council rates for a house are $1,970 in Millers Forest (Maitland rates (OLG) and $1,415 in Raymond Terrace (Port Stephens rates (OLG). Water and sewerage adds $1,377 in Millers Forest and $1,377 in Raymond Terrace. 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 Millers Forest and Raymond Terrace?
Annual driving commute costs are $17,600 from Millers Forest and $17,600 from Raymond Terrace to Sydney CBD (ATO 88c/km). Public transport costs $2,400 from Millers Forest and $2,400 from Raymond Terrace.
What is the 10-year cost difference between Millers Forest and Raymond Terrace?
At 3% annual cost growth, Millers Forest costs a cumulative $275,672 and Raymond Terrace costs $269,309 over 10 years by car. The cumulative difference is $6,363 in favour of Raymond Terrace. Excludes purchase price, mortgage, and personal expenses.
Which of Millers Forest and Raymond Terrace 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.
Related comparisons
Sources: Maitland rates (OLG and Port Stephens rates (OLG 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.