Murrumba Downs vs North Lakes
Annual running cost comparison for Brisbane home buyers · 2025–26 data
Data updated July 2025 · Council rates, water, commute (ATO 88c/km), and home insurance
Annual running cost breakdown
| Cost component | Murrumba Downs | North Lakes |
|---|---|---|
| Council rates | $1,577 | $1,577 |
| Water & sewerage | $2,074 | $2,074 |
| Annual commute (driving) | $11,880 | $11,880 |
| Home insurance (estimated) | $2,900 | $2,000 |
| Total annual cost | $18,431 | $17,531 |
| Distance to CBD | 22.5 km | 27.6 km |
Teal = lower cost. Council rates from Moreton Bay Regional Council 2025-26 and Moreton Bay Regional Council 2025-26. Commute uses ATO 88c/km over ABS annual kilometres by location class. Insurance AI-estimated; actual premiums vary.
Cost breakdown detail
Both suburbs fall under Moreton Bay Regional Council 2025-26, paying the same general rate of $1,577 per year.
Driving commute costs are similar: $11,880 per year from Murrumba Downs and $11,880 from North Lakes to Brisbane CBD.
Schools and risk profile
| Factor | Murrumba Downs | North Lakes |
|---|---|---|
| School score (ICSEA) | 5.2/10 | 5.2/10 |
| Nearest state primary | Undurba State School | Bounty Boulevard State School |
| Nearest private school | Living Faith Lutheran Primary School | St Benedict's Primary School |
| Flood risk | Medium | Low |
| Fire risk | Medium | Medium |
School quality is similar in both suburbs. Murrumba Downs scores 5.2/10 and North Lakes scores 5.2/10 on the ICSEA scale. Nearest state primary schools are Undurba State School and Bounty Boulevard State School respectively.
Murrumba Downs carries medium flood risk and medium fire risk. North Lakes has low flood risk and medium fire risk. Source: Queensland Globe and QFES mapping.
Who each suburb suits
- City commuters: 22.5 km to CBD vs 27.6 km
- Buyers watching costs: North Lakes saves $900 per year
- Buyers who want lower flood and fire risk
Frequently asked questions
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Which is cheaper to live in, Murrumba Downs or North Lakes?
North Lakes is cheaper by $900 per year, or $75 per month. That covers council rates ($1,577 vs $1,577), water ($2,074 vs $2,074), commute, and home insurance. Source: SuburbCost 2025–26 data.
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How far is Murrumba Downs from Brisbane CBD compared to North Lakes?
Murrumba Downs is 22.5 km from Brisbane CBD. North Lakes is 27.6 km from Brisbane CBD. Annual driving commute costs are $11,880 and $11,880 respectively, using the ATO 88 cents per kilometre rate over standard working days.
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Which suburb has better schools, Murrumba Downs or North Lakes?
Murrumba Downs rates higher on ICSEA school quality data at 5.2/10 versus 5.2/10 for North Lakes. The nearest state primary in Murrumba Downs is Undurba State School; in North Lakes it is Bounty Boulevard State School. Source: ACARA ICSEA 2025.
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What are the flood and fire risks in Murrumba Downs versus North Lakes?
Murrumba Downs has medium flood risk and medium fire risk. North Lakes has low flood risk and medium fire risk. Source: Queensland Globe flood mapping and QFES bushfire prone land data.
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What are council rates in Murrumba Downs compared to North Lakes?
Annual council rates for a house in Murrumba Downs are $1,577 (Moreton Bay Regional Council 2025-26). In North Lakes the rate is $1,577 (Moreton Bay Regional Council 2025-26). Water and sewerage charges add $2,074 in Murrumba Downs and $2,074 in North Lakes per year.
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Is Murrumba Downs or North Lakes better for families?
Murrumba Downs scores higher on schools at 5.2/10 versus 5.2/10. North Lakes has lower combined flood and fire risk. Those two factors point in different directions for this pair.
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