North Epping vs South Turramurra, true annual running costs compared 2026
Last updated July 2026 · council rates current NSW schedules, ATO 91c/km, Opal & Translink fares, AER electricity benchmarks
North Epping (Hornsby rates (OLG) and South Turramurra (Ku-ring-gai Council rates (IPART approved SRV, 29% in) attract comparison from buyers considering suburbs across different council areas at similar distances from Sydney CBD (16 km and 16.1 km).
North Epping runs $1,020 a year cheaper than South Turramurra, driven mostly by council rates. Over 10 years at 3% growth that gap compounds to about $11,693.
Over 10 years, North Epping costs about $11,700 less to run than South Turramurra. That's about $22 a week.
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South Turramurra
Annual cost breakdown
| Category | North Epping | South Turramurra | Difference |
|---|---|---|---|
| Council rates Official, 2026-27 | $1,541 | $2,189 | -$648 |
| Water & sewerage Official, 2026-27 | $1,548 | $1,548 | - |
| Commute (driving) Modelled, 2026-27 | $4,472 | $4,494 | -$22 |
| Commute (public transport) Modelled, 2026-27 | $2,386 | $2,386 | - |
| Home insurance Estimated | $1,850 | $2,200 | -$350 |
| Body corporate (unit) Estimated | $2,300 | $2,300 | - |
| Total (driving) | $9,411 | $10,431 | -$1,020 |
| Total (public transport) | $7,325 | $8,323 | -$998 |
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 | North Epping | South Turramurra | Difference |
|---|---|---|---|
| House | $2,615 | $2,342 | +$273 |
| Unit | $2,113 | $1,909 | +$204 |
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, North Epping vs South Turramurra (2026-27)
What the numbers show
North Epping costs $1,020 less per year to run by car. Held over ten years at 3% annual cost growth, that gap compounds to $11,693 in favour of North Epping.
The biggest single gap is council rates at $648 per year.
On public transport the gap is $998 per year, $7,325 from North Epping versus $8,323 from South Turramurra.
Where the difference actually comes from
- Council rates favours North Epping by $648 a year, $1,541 against $2,189.
- Water and sewerage is identical at $1,548 a year.
- Driving commute favours North Epping by $22 a year, $4,472 against $4,494.
- Building insurance favours North Epping by $350 a year, $1,850 against $2,200.
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.
Fire risk is rated high in South Turramurra against medium in North Epping, which feeds the insurance estimate.
10-year cumulative cost projection
| Year | North Epping cumulative | South Turramurra cumulative | Difference |
|---|---|---|---|
| Year 1 | $9,411 | $10,431 | $1,020 |
| Year 3 | $29,088 | $32,241 | $3,153 |
| Year 5 | $49,964 | $55,380 | $5,416 |
| Year 10 | $107,887 | $119,580 | $11,693 |
Assumes 3% annual cost growth. Excludes purchase price, mortgage, and personal expenses.
Frequently asked questions
Is North Epping or South Turramurra cheaper to live in?
North Epping is cheaper to run by car at $9,411 per year versus $10,431 for South Turramurra, a difference of $1,020 annually. Figures cover council rates, water, commute (ATO 91c/km), and home insurance. Source: SuburbCost 2026 data.
What are council rates in North Epping and South Turramurra?
Annual council rates for a house are $1,541 in North Epping (Hornsby rates (OLG) and $2,189 in South Turramurra (Ku-ring-gai Council rates (IPART approved SRV, 29% in). Water and sewerage adds $1,548 in North Epping and $1,548 in South Turramurra. 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 North Epping and South Turramurra?
Annual driving commute costs are $4,472 from North Epping and $4,494 from South Turramurra to Sydney CBD (ATO 91c/km). Public transport costs $2,386 from North Epping and $2,386 from South Turramurra.
What is the 10-year cost difference between North Epping and South Turramurra?
At 3% annual cost growth, North Epping costs a cumulative $107,887 and South Turramurra costs $119,580 over 10 years by car. The cumulative difference is $11,693 in favour of North Epping. Excludes purchase price, mortgage, and personal expenses.
Which of North Epping and South Turramurra suits you better?
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Sources: Hornsby rates (OLG and Ku-ring-gai Council rates (IPART approved SRV, 29% 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.